117 Dennis Dr · Cortland, OH 44410

$125,000

3 bd · 1.5 ba · 1,480 sqft · SingleFamily public records · 4 Days on market

Built 1974 0.29 ac lot Est $234k · 47% under

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Why this score? — see what drove the B+ 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +6.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1.5-bath multi-level home offers an incredible opportunity for investors, flippers, or buyers looking to create their dream home from the ground up. Situated on a corner lot, the property features a spacious layout including a living room, eat-in kitchen, and family room. The interior provides a clean slate for renovations and endless possibilities to customize every detail to your vision. Major improvements have already been made, including a newer furnace, a newer hot water tank, and a roof approximately 2-3 years old. With valuable mechanical updates already in place, a desirable Lakeview School District location, and endless potential, this property is the perfect opport

Key facts

• Newer furnace
• Living room
• Family room

Tags

• CORNER LOT
• SPACIOUS LAYOUT
• LIVING ROOM
• EAT-IN KITCHEN
• FAMILY ROOM
• NEWER FURNACE

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 3 stories
• Construction: Metal roof; Wood siding
• Exterior features: Corner lot; City lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Crawl space basement; Fixer condition
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.4% vs local median 3.2% in Cortland — 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 83/100 on livability (#64 in OH, #960 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Lakeview Local (suburban): math 76% / reading 76% proficiency, ranked #89 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 71 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1974 — 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: 1.32% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $233,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Stahl Ave	0.07mi	3/1.5	1,440 (-3%)	0mo	$250,000	$174	92
324 Old Oak Dr	0.34mi	3/2.0	1,540 (+4%)	1mo	$252,000	$164	75
358 N High	0.21mi	3/2.0	1,584 (+7%)	5mo	$61,500	$39	72
277 E Main St	0.20mi	2/1.0 (-1)	1,392 (-6%)	10mo	$185,000	$133	65
144 Winter Ln	0.45mi	3/2.0	1,604 (+8%)	3mo	$267,500	$167	60
303 Russell Ave	0.52mi	3/2.0	1,372 (-7%)	3mo	$210,000	$153	59
336 S Colonial Dr	0.66mi	3/2.5	1,440 (-3%)	4mo	$275,000	$191	58
151 Cedar Cir	0.68mi	4/2.0 (+1)	1,458 (-2%)	4mo	$209,000	$143	56
206 Fowler	0.68mi	4/2.0 (+1)	1,525 (+3%)	10mo	$165,000	$108	48
105 Fairview Ave	0.73mi	3/1.5	1,630 (+10%)	2mo	$250,000	$153	47
297 Maple Ave	0.47mi	3/2.0	1,624 (+10%)	16mo	$290,000	$179	46
328 Orchard Ln	0.40mi	3/2.5	1,260 (-15%)	15mo	$199,500	$158	40

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $6,951
• Equity at exit: $18,638

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $41,170
• Equity at exit: $10,808

Cash invested: $35,000 (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 44410

• Home prices YoY: -23.0%
• Active inventory: 71
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$166 /mo · $1,991/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $427

Break-even live

Break-even rent $1,106

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $497	-5% $462	+0% $427	+5% $391	+10% $356
Rent	-10% $297	-5% $362	+0% $427	+5% $492	+10% $557
Rate	-1.0pp $490	-0.5pp $458	base $427	+0.5pp $394	+1.0pp $361

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Market St Cortland, OH	4.0	1.0	1368	$1,700	$1.24	14d	1	0.40mi
185 Market St Cortland, OH	3.0	2.0	1516	$2,000	$1.32	44d	1	0.43mi
273 Maplewood Dr Unit 273-202 Cortland, OH	2.0	1.0	884	$950	$1.07	44d	1	0.88mi
293 Maplewood Dr Unit 293-307 Cortland, OH	2.0	1.0	884	$950	$1.07	14d	1	0.92mi

Listing history 5 events

1. 2026-06-16
   status $125,000 Pending 4 DOM
2. 2026-06-16
   days on market $125,000 Active 4 DOM
3. 2026-06-15
   days on market $125,000 Active 3 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $125,000 Active 1 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: $1,991 · $166/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,750
• − Mortgage interest: −$7,002
• − Property taxes: −$1,991
• − Insurance: −$625
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,636
• Taxable income: $3,335
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $4,320/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: Lakeview Local
• NCES district ID: 3905018
• Math proficiency: 76% ▼ -5.00%
• Reading proficiency: 76% ▼ -5.00%
• Median HH income: $52,537
• Composite: 64.59/100
• National rank: #532
• State rank: #89 of 656 in OH

Livability — Cortland

• Score: 83/100
• State rank: #64
• US rank: #960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cortland, OH
• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 16,467
• Household income: $63,158
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 9.8

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.39%
• Current HPI: 202.4062
• 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

• 2026-06-12 Listed $125,000 MLSNOW

Property tax history

+1.4%/yr

Latest (2025): $1,991 · +3.0% YoY. Source: county tax records.