2371 Greensburg Rd · Green, OH 44720

$150,000

1 bd · 1.5 ba · 862 sqft · SingleFamily public records · 31 Days on market

Built 1927 8,424 sqft lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investment property in Green Local Schools? Look no further this property has had the renovation process started, now all it needs is a new owner to finish up with their finishing touches. 1 bedroom on the first floor with the option of a second bedroom upstairs. If you're thinking of expanding your portfolio this house could be the one for you. Don't hesitate, schedule your own private showing today.

Key facts

• New furnace
• Beautiful backsplash
• New hot water tank

Tags

• NEW ROOF
• NEW FURNACE
• NEW HOT WATER TANK
• NEW FLOORING
• BUTCHER BLOCK COUNTERTOPS
• BEAUTIFUL BACKSPLASH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Two-story home; Above-grade finished living area about 862 (public records)
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Waterfront property; Lot roughly 0.19 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (22.3% below list).
• Recommended offer: $117k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in Green — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#31 in OH, #281 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, cost of living A+; Watch: commute F.
• Green Local (suburban): math 75% / reading 74% proficiency, ranked #90 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Green Primary School (math 79% / reading 72%, grade A, #257 of 1,584 statewide, top 17%, 849 students, 23% FRL); Green Intermediate Elementary School (math 79% / reading 76%, grade A+, #68 of 654 statewide, top 10%, 912 students, 23% FRL); Green High School (math 65% / reading 74%, grade B, #106 of 781 statewide, top 16%, 1,313 students, 19% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents flat; 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 17% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 33y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,595 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-33,218
• Equity at exit: $22,365

10-year hold

• IRR: -25.4%
• Equity multiple: -0.12×
• Total profit: $-46,986
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44720

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-101

Break-even live

Break-even rent $1,293

Max offer price $132,201

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-58	+0% $-101	+5% $-143	+10% $-186
Rent	-10% $-193	-5% $-147	+0% $-101	+5% $-55	+10% $-9
Rate	-1.0pp $-25	-0.5pp $-63	base $-101	+0.5pp $-140	+1.0pp $-179

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1960 Burgess Dr Uniontown, OH	1.0	1.0	662	$559	$0.84	22d	1	1.39mi
2000 Burgess Dr Uniontown, OH	1.0–2.0	1.0–2.0	930	$1,482	$1.59	15d	8	1.43mi

Listing history 12 events

1. 2026-06-21
   days on market $150,000 Active 31 DOM
2. 2026-06-21
   days on market $150,000 Active 30 DOM
3. 2026-06-18
   days on market $150,000 Active 28 DOM
4. 2026-06-17
   days on market $150,000 Active 27 DOM
5. 2026-06-16
   days on market $150,000 Active 26 DOM
6. 2026-06-15
   days on market $150,000 Active 25 DOM
7. 2026-06-13
   days on market $150,000 Active 23 DOM
8. 2026-06-12
   days on market $150,000 Active 22 DOM
9. 2026-06-09
   days on market $150,000 Active 19 DOM
10. 2026-06-08
    days on market $150,000 Active 18 DOM
11. 2026-06-08
    remarks 693-char remark
12. 2026-06-08
    listed $150,000 Active 17 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,073 · $173/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$134/yr (+$11/mo · 6.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,991
• − Mortgage interest: −$8,402
• − Property taxes: −$2,073
• − Insurance: −$750
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$4,364
• Taxable loss: −$3,836
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-288/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Green Local
• NCES district ID: 3905001
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $63,973
• Composite: 64.45/100
• National rank: #542
• State rank: #90 of 656 in OH

Livability — Green

• Score: 87/100
• State rank: #31
• US rank: #281

Category grades

Amenities A+ Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green, OH
• County: Stark County · 272,865 people
• City population: 50,124
• Metro: Canton-Massillon, OH
• Population (ZIP): 39,851
• Household income: $82,594
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1068.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.69%
• Current HPI: 215.4995
• Rent YoY: ▲ 0.82%
• Metro: Canton-Massillon, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+275.0% since first listed

17 events — show timeline

• 2026-05-21 Listed $150,000 MLSNOW
• 2025-12-08 Sold (Public Records) $75,000 Public Records
• 2025-12-05 Sold (MLS) $75,000 MLSNOW
• 2025-11-21 Pending — MLSNOW
• 2025-09-10 Relisted — MLSNOW
• 2025-09-02 Pending — MLSNOW
• 2025-08-08 Listed $89,999 MLSNOW
• 2023-04-26 Sold (Public Records) $74,000 Public Records
• 2005-10-25 Sold (Public Records) $80,000 Public Records
• 2005-08-30 Listing Removed — MLSNOW
• 2005-05-01 Listed $78,900 MLSNOW
• 2004-09-27 Listing Removed — MLSNOW
• 2004-01-27 Listed $84,900 MLSNOW
• 1993-08-31 Sold (Public Records) $50,000 Public Records
• 1993-08-18 Listing Removed — MLSNOW
• 1993-02-18 Listed $52,500 MLSNOW
• 1990-09-11 Sold (Public Records) $40,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,073 · -1.2% YoY. Source: county tax records.