3128 Rockwood Dr SW · Carrollton, OH 44615

$250,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 26 Days on market

Built 1957 Est $325k · 23% under

---

Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

& quot; & quot; Carrollton cottage with six lots on Leesville Lake with walking distance to beach and private dock. Includes pontoon and furnishings. HOA includes water trash removal road maintenance and docking decal for boat. & quot; & quot; & quot; & quot; & quot; & quot;

Key facts

• Leesville lake
• Private dock
• Six lots

Tags

• SIX LOTS
• LEESVILLE LAKE
• WALKING DISTANCE TO BEACH
• PRIVATE DOCK
• DOCKING DECAL FOR BOAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.4% below list).
• Recommended offer: $209k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.7% in Carrollton — 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 80/100 on livability (#131 in OH, #1,863 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Conotton Valley Union Local (rural): math 37% / reading 42% proficiency, ranked #541 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Conotton Valley Elementary (math 42% / reading 52%, grade D-, #942 of 1,584 statewide, top 61%, 288 students, 40% FRL); Conotton Valley High School (math 37% / reading 37%, grade F, #564 of 781 statewide, top 74%, 225 students, 41% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,898 (16.4% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $325,248
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3675 Rockwood Dr SW	0.20mi	2/3.0 (-1)	1,344 (0%)	9mo	$255,000	$190	70
3237 Parkland Dr SW	0.37mi	3/1.0	1,344 (0%)	20mo	$325,000	$242	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-33,239
• Equity at exit: $37,276

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-19,821
• Equity at exit: $21,615

Cash invested: $70,000 (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 44615

• Active inventory: 43
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $116

Break-even live

Break-even rent $1,943

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $257	-5% $186	+0% $116	+5% $45	+10% $-26
Rent	-10% $-49	-5% $33	+0% $116	+5% $198	+10% $281
Rate	-1.0pp $241	-0.5pp $179	base $116	+0.5pp $51	+1.0pp $-15

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $250,000 Active 26 DOM
2. 2026-06-21
   days on market $250,000 Active 25 DOM
3. 2026-06-18
   days on market $250,000 Active 23 DOM
4. 2026-06-17
   days on market $250,000 Active 22 DOM
5. 2026-06-16
   days on market $250,000 Active 21 DOM
6. 2026-06-15
   days on market $250,000 Active 20 DOM
7. 2026-06-13
   days on market $250,000 Active 18 DOM
8. 2026-06-12
   days on market $250,000 Active 17 DOM
9. 2026-06-09
   days on market $250,000 Active 14 DOM
10. 2026-06-08
    days on market $250,000 Active 13 DOM
11. 2026-06-08
    days on market $250,000 Active 12 DOM
12. 2026-06-07
    days on market $250,000 Active 11 DOM
13. 2026-06-04
    days on market $250,000 Active 8 DOM
14. 2026-06-02
    days on market $250,000 Active 7 DOM
15. 2026-06-01
    days on market $250,000 Active 6 DOM
16. 2026-05-31
    days on market $250,000 Active 5 DOM
17. 2026-05-26
    listed $250,000 Active

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$1,233/yr (+$103/mo · 85.9%)

ⓘ 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 ≥98°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: $25,068
• − Mortgage interest: −$14,004
• − Property taxes: −$1,435
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,273
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $2,084/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: Conotton Valley Union Local
• NCES district ID: 3904754
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $45,339
• Composite: 33.62/100
• National rank: #5405
• State rank: #541 of 656 in OH

Livability — Carrollton

• Score: 80/100
• State rank: #131
• US rank: #1863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,830
• Household income: $66,391
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 7.5

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.95%
• Current HPI: 222.0728
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-26 Listed $250,000 FSBO.com

Property tax history

+4.5%/yr

Latest (2025): $1,435 · +40.0% YoY. Source: county tax records.