1178 Burnett Rd · Vincent, OH 45724

$169,900

3 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 2 Days on market

Built 1976 0.41 ac 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 +11.0/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Special Financing available for Qualified Buyers. Fleetwood double wide on a nice laying, large lot. Needs a little TLC. Modern floor plan. All bedrooms have walk-in closets. Garden Tub. Sold "as is". More at listing agent's web site. Elem: Cutler Elementary School Elem/Bus: Y JrHigh: Warren Middle JrHigh/Bus: Y High: Warren High School High/Bus: Y Fire: VOL Police: SHF ; SQFT=Fin L1:1440, Fin Above:1440, Fin Total:1440

Key facts

• Front porch
• Large addition
• Large pantry

Tags

• FRONT PORCH
• LARGE ADDITION
• ADDITIONAL STORAGE ROOM
• STAINLESS STEEL APPLIANCES
• LARGE PANTRY
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Driveway with gravel and parking pad
• Utilities: Public water; Septic tank
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built information from public records
• Exterior features: Front porch; Deck; Outbuilding and storage; Chain link and privacy fencing; Above-ground private pool; Lot is generally flat to gently sloping and level

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four main-level bedrooms; Bedrooms feature carpet and laminate flooring
• Flooring: Carpet and laminate flooring throughout
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Crawl space basement; Pantry; Entry/foyer
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (24.2% below list).
• Recommended offer: $129k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#456 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, health & safety D, amenities F.
• Warren Local (rural): math 57% / reading 67% proficiency, ranked #253 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.6% local appreciation)).
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $42k; list at $170k implies a 305% gain — meaningful room to come down on a strong offer.

Recommended offer $128,720 (24.2% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.51×
• Total profit: $71,660
• Equity at exit: $135,703

10-year hold

• IRR: 18.4%
• Equity multiple: 5.45×
• Total profit: $211,679
• Equity at exit: $275,946

Cash invested: $47,572 (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 45724

• Home prices YoY: 4.0%
• Active inventory: 14
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-71

Break-even live

Break-even rent $1,377

Max offer price $157,355

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   status $169,900 Pending 2 DOM
2. 2026-06-02
   days on market $169,900 Active 2 DOM
3. 2026-06-01
   remarks 693-char remark
4. 2026-06-01
   listed $169,900 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: $1,514 · $126/mo
• Projected year-2 tax: $2,082 · $174/mo
• Expected delta: +$568/yr (+$47/mo · 37.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,446
• − Mortgage interest: −$9,517
• − Property taxes: −$1,514
• − Insurance: −$850
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,943
• Taxable loss: −$3,848
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $71/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: Warren Local
• NCES district ID: 3910018
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $54,190
• Composite: 53.1/100
• National rank: #1515
• State rank: #253 of 656 in OH

Livability — Vincent

• Score: 70/100
• State rank: #456
• US rank: #7519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington · 57,253 people
• Population (ZIP): 1,597
• Household income: $70,764
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 22.8

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Black 7%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 220.9086
• 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

+466.3% since first listed

6 events — show timeline

• 2026-05-31 Listed $169,900 MLSNOW
• 2006-04-06 Sold (Public Records) $42,000 Public Records
• 2004-12-08 Sold (Public Records) $39,900 Public Records
• 2004-11-26 Sold (MLS) $39,900 MLSNOW
• 2004-06-23 Listed $39,900 MLSNOW
• 1996-11-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,514 · +41.4% YoY. Source: county tax records.