13661 W Spring St · Burton, OH 44021

$160,000

3 bd · 1.0 ba · 1,486 sqft · SingleFamily public records · 163 Days on market

Built 1909 0.50 ac lot $108/sqft · 35% below area Est $246k · 35% under ↓ 16% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Burton Village! This long-time family-owned century home offers 3 bedrooms and 1 bath in the Berkshire School District, situated on a quiet dead-end street on a spacious half-acre lot. The living room features large windows and a unique dividing wall that opens to the dining room, which provides access to the enclosed porch. The main level also includes a laundry room, one bedroom, the full bath, and a rear storage room. With some TLC, this home has the potential to shine as a charming personal residence or a nice rental investment. A one-year home warranty is included with the purchase.

Key facts

• Enclosed porch
• Unique dividing wall
• Rear storage room

Tags

• BERKSHIRE SCHOOL DISTRICT
• QUIET DEAD-END STREET
• SPACIOUS HALF-ACRE LOT
• ENCLOSED PORCH
• UNIQUE DIVIDING WALL
• REAR STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#172 in OH, #2,708 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Berkshire Local (town): math 52% / reading 60% proficiency, ranked #335 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Geauga County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.43% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $246,318
• List price: $160,000
• Delta: -35.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13621 W Spring St	0.06mi	3/1.0	1,652 (+11%)	13mo	$190,000	$115	68
14028 Goodwin St	0.66mi	3/1.5	1,514 (+2%)	6mo	$218,000	$144	59
13757 Carlton St	0.43mi	4/1.0 (+1)	1,492 (+0%)	22mo	$300,000	$201	56
14492 Garden St	0.14mi	3/2.0	1,694 (+14%)	15mo	$255,000	$151	53
14734 S Cheshire St	0.44mi	4/3.0 (+1)	1,537 (+3%)	15mo	$250,000	$163	48
13595 Carlton St	0.40mi	3/1.5	1,640 (+10%)	16mo	$198,000	$121	48

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $25,274
• Equity at exit: $23,857

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $87,868
• Equity at exit: $13,834

Cash invested: $44,800 (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 44021

• Home prices YoY: -26.7%
• Active inventory: 20
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $804

Break-even live

Break-even rent $1,277

Max offer price $160,000

Occupancy floor 60%

Sensitivity live

Price	-10% $895	-5% $850	+0% $804	+5% $759	+10% $714
Rent	-10% $623	-5% $714	+0% $804	+5% $895	+10% $986
Rate	-1.0pp $885	-0.5pp $845	base $804	+0.5pp $763	+1.0pp $721

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $160,000 Active 163 DOM
2. 2026-06-21
   days on market $160,000 Active 162 DOM
3. 2026-06-18
   days on market $160,000 Active 160 DOM
4. 2026-06-17
   days on market $160,000 Active 159 DOM
5. 2026-06-16
   days on market $160,000 Active 158 DOM
6. 2026-06-15
   days on market $160,000 Active 157 DOM
7. 2026-06-13
   days on market $160,000 Active 155 DOM
8. 2026-06-12
   days on market $160,000 Active 154 DOM
9. 2026-06-09
   days on market $160,000 Active 151 DOM
10. 2026-06-08
    days on market $160,000 Active 150 DOM
11. 2026-06-07
    days on market $160,000 Active 149 DOM
12. 2026-06-07
    days on market $160,000 Active 148 DOM
13. 2026-06-04
    days on market $160,000 Active 145 DOM
14. 2026-06-02
    days on market $160,000 Active 144 DOM
15. 2026-06-01
    days on market $160,000 Active 143 DOM
16. 2026-05-31
    days on market $160,000 Active 142 DOM
17. 2026-05-08
    price $160,000 615-char remark

    Show marketing remark (615 chars)

    Great opportunity in Burton Village! This long-time family-owned century home offers 3 bedrooms and 1 bath in the Berkshire School District, situated on a quiet dead-end street on a spacious half-acre lot. The living room features large windows and a unique dividing wall that opens to the dining room, which provides access to the enclosed porch. The main level also includes a laundry room, one bedroom, the full bath, and a rear storage room. With some TLC, this home has the potential to shine as a charming personal residence or a nice rental investment. A one-year home warranty is included with the purchase.

18. 2026-03-03
    price $175,000 615-char remark

    Show marketing remark (615 chars)

    Great opportunity in Burton Village! This long-time family-owned century home offers 3 bedrooms and 1 bath in the Berkshire School District, situated on a quiet dead-end street on a spacious half-acre lot. The living room features large windows and a unique dividing wall that opens to the dining room, which provides access to the enclosed porch. The main level also includes a laundry room, one bedroom, the full bath, and a rear storage room. With some TLC, this home has the potential to shine as a charming personal residence or a nice rental investment. A one-year home warranty is included with the purchase.

19. 2026-01-08
    listed $190,000 Active 615-char remark

    Show marketing remark (615 chars)

    Great opportunity in Burton Village! This long-time family-owned century home offers 3 bedrooms and 1 bath in the Berkshire School District, situated on a quiet dead-end street on a spacious half-acre lot. The living room features large windows and a unique dividing wall that opens to the dining room, which provides access to the enclosed porch. The main level also includes a laundry room, one bedroom, the full bath, and a rear storage room. With some TLC, this home has the potential to shine as a charming personal residence or a nice rental investment. A one-year home warranty is included with the purchase.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,865 · $155/mo
• Expected delta: +$631/yr (+$53/mo · 51.2%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,536
• − Mortgage interest: −$8,962
• − Property taxes: −$1,233
• − Insurance: −$800
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$4,655
• Taxable income: $7,480
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $7,856/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: Berkshire Local
• NCES district ID: 3904716
• Math proficiency: 52% ▼ -17.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $58,347
• Composite: 48.53/100
• National rank: #2117
• State rank: #335 of 656 in OH

Livability — Burton

• Score: 78/100
• State rank: #172
• US rank: #2708

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

• Census place: Burton, OH
• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 5,739
• Household income: $79,359
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 7.9

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Polish 13% Romanian 6% Slovak 3%
• Foreign-born: 0%
• Languages at home: 79% English-only · German/W. Germanic 19% Spanish 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.64%
• Current HPI: 207.6825
• 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

-15.8% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $160,000 MLSNOW
• 2026-03-03 Price Changed $175,000 MLSNOW
• 2026-01-08 Listed $190,000 MLSNOW

Property tax history

+0.5%/yr

Latest (2025): $1,233 · -1.6% YoY. Source: county tax records.