11 Sherman St · Dennison, OH 44621

$146,000

3 bd · 1.5 ba · 1,112 sqft · SingleFamily public records · 186 Days on market

Built 1910 5,662 sqft lot $131/sqft · 67% above area Est $102k · 43% over ↓ 3% since listing

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Why this score? — see what drove the F 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 +6.1/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

11 Sherman Street, Dennison, OH 44621 | Updated 3 Bedroom, 1.5 Bath Home Property Overview: Wheelchair accessible and first-floor living! Looking for a move-in-ready home in Tuscarawas County? This updated 2-story home offers 3 bedrooms, 1.5 baths, and 1,301 sq ft on a 0.13-acre lot. Located on a quiet dead-end street with direct access to the Dennison ball park, it combines modern updates with a convenient layout near parks, schools, and local amenities. Main Floor Features: First-floor bedroom with walk-in closet (2019). Kitchen remodeled in 2022 with laminate countertops, white cabinetry, stainless steel appliances, and tile flooring. Updated full bath (2022) with tiled tub surround and grab bar. First-floor laundry. Open living/dining area with hardwood flooring and a ceiling fan. Covered carport entry with removable ramp. Second Floor: Two bedrooms with fresh carpet and ceiling fans, plus a half bath with tile flooring and storage. Basement & Systems: Unfinished basement with shelving for storage. New furnace and central AC (2023), water heater, gas meter, and electrical panel. Location & Schools: Claymont City School District. Near Dennison Railroad Depot Museum, Panhandle Passage Trail, McCluskey Park, and Tappan Lake. Quick access to US-250 for commuting to New Philadelphia or Uhrichsville. Close to shops, cafés, and dining. Highlights: -3 bedrooms, 1.5 baths, 1,301 sq ft -First-floor bedroom, bath & laundry -Kitchen remodeled in 2022 with granite & stainless steel appliances -Updated full bath with tiled surround & grab bar -New furnace & central AC (2023) -Covered Carport entry with removable ramp -Quiet dead-end street near the ballpark -Claymont City School District Adjacent to the AEP power plant. The owner was told there are no health concerns. They never have to worry about power outages; they are always the first to have their power restored. Schedule a showing today with your trusted Real Estate professional

Key facts

• First floor laundry
• Updated kitchen
• 5,662 sq ft lot

Tags

• UPDATED KITCHEN
• FIRST FLOOR LAUNDRY
• COVERED CARPORT ENTRY
• QUIET DEAD-END STREET
• DIRECT ACCESS TO BALL PARK
• CLAYMONT CITY SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (46.7% below list).
• Recommended offer: $78k (46.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#726 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Claymont City (town): math 47% / reading 51% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Claymont Elementary School (math 77% / reading 52%, grade B, #522 of 1,584 statewide, top 36%, 268 students, 0% FRL); Claymont Middle School (math 38% / reading 54%, grade D+, #464 of 654 statewide, top 71%, 392 students, 0% FRL); Claymont High School (math 32% / reading 52%, grade F, #497 of 781 statewide, top 66%, 392 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($55k/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.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,800 (46.7% 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 186 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.53% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.08%
• DSCR: 0.64
• GRM: 15.6

CMA / ARV

• ARV (median comp): $102,187
• List price: $146,000
• Delta: 42.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Spring St	0.18mi	3/1.0	1,058 (-5%)	12mo	$115,000	$109	71
320 Sherman St	0.23mi	2/1.0 (-1)	1,028 (-8%)	2mo	$73,500	$71	68
710 Gorley St	0.27mi	3/2.0	1,080 (-3%)	16mo	$160,000	$148	68
510 E 3rd St	0.25mi	3/1.0	1,176 (+6%)	12mo	$110,000	$94	67
322 Deersville Ave	0.46mi	3/1.0	1,036 (-7%)	10mo	$10,000	$10	57
620 Gorley St	0.23mi	3/1.0	1,272 (+14%)	8mo	$80,000	$63	57
515 E High St	0.40mi	3/1.0	1,276 (+15%)	10mo	$169,500	$133	46
802 N Main St	0.50mi	3/1.0	1,248 (+12%)	12mo	$155,000	$124	45
813 N 2nd St	0.49mi	2/1.5 (-1)	1,220 (+10%)	15mo	$104,500	$86	43
807 N 3rd St	0.50mi	4/2.0 (+1)	1,232 (+11%)	13mo	$122,000	$99	41
314 N Center St	0.69mi	3/1.0	1,248 (+12%)	16mo	$109,000	$87	33
1016 Parrish St	0.73mi	3/2.5	1,278 (+15%)	13mo	$216,000	$169	26

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-41,251
• Equity at exit: $21,769

10-year hold

• IRR: -33.2%
• Equity multiple: -0.44×
• Total profit: $-58,744
• Equity at exit: $12,623

Cash invested: $40,880 (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 44621

• Home prices YoY: -8.4%
• Active inventory: 22
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $-275

Break-even live

Break-even rent $1,126

Max offer price $97,376

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-234	+0% $-275	+5% $-317	+10% $-358
Rent	-10% $-337	-5% $-306	+0% $-275	+5% $-245	+10% $-214
Rate	-1.0pp $-202	-0.5pp $-238	base $-275	+0.5pp $-313	+1.0pp $-352

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 McConnell St Uhrichsville, OH	2.0	1.0	700	$778	$1.11	23d	1	1.39mi

Listing history 13 events

1. 2026-06-15
   days on market $146,000 Active 186 DOM
2. 2026-06-13
   days on market $146,000 Active 184 DOM
3. 2026-06-12
   days on market $146,000 Active 183 DOM
4. 2026-06-09
   days on market $146,000 Active 180 DOM
5. 2026-06-08
   days on market $146,000 Active 179 DOM
6. 2026-06-08
   days on market $146,000 Active 178 DOM
7. 2026-06-07
   days on market $146,000 Active 177 DOM
8. 2026-06-04
   days on market $146,000 Active 174 DOM
9. 2026-06-02
   days on market $146,000 Active 173 DOM
10. 2026-06-01
    days on market $146,000 Active 172 DOM
11. 2026-05-31
    days on market $146,000 Active 171 DOM
12. 2026-04-07
    price $146,000 2020-char remark

    Show marketing remark (2020 chars)

    11 Sherman Street, Dennison, OH 44621 | Updated 3 Bedroom, 1.5 Bath Home Property Overview: Wheelchair accessible and first-floor living! Looking for a move-in-ready home in Tuscarawas County? This updated 2-story home offers 3 bedrooms, 1.5 baths, and 1,301 sq ft on a 0.13-acre lot. Located on a quiet dead-end street with direct access to the Dennison ball park, it combines modern updates with a convenient layout near parks, schools, and local amenities. Main Floor Features: First-floor bedroom with walk-in closet (2019). Kitchen remodeled in 2022 with laminate countertops, white cabinetry, stainless steel appliances, and tile flooring. Updated full bath (2022) with tiled tub surround and grab bar. First-floor laundry. Open living/dining area with hardwood flooring and a ceiling fan. Covered carport entry with removable ramp. Second Floor: Two bedrooms with fresh carpet and ceiling fans, plus a half bath with tile flooring and storage. Basement & Systems: Unfinished basement with shelving for storage. New furnace and central AC (2023), water heater, gas meter, and electrical panel. Location & Schools: Claymont City School District. Near Dennison Railroad Depot Museum, Panhandle Passage Trail, McCluskey Park, and Tappan Lake. Quick access to US-250 for commuting to New Philadelphia or Uhrichsville. Close to shops, cafés, and dining. Highlights: -3 bedrooms, 1.5 baths, 1,301 sq ft -First-floor bedroom, bath & laundry -Kitchen remodeled in 2022 with granite & stainless steel appliances -Updated full bath with tiled surround & grab bar -New furnace & central AC (2023) -Covered Carport entry with removable ramp -Quiet dead-end street near the ballpark -Claymont City School District Adjacent to the AEP power plant. The owner was told there are no health concerns. They never have to worry about power outages; they are always the first to have their power restored. Schedule a showing today with your trusted Real Estate professional

13. 2025-12-11
    listed $150,000 Active 2020-char remark

    Show marketing remark (2020 chars)

    11 Sherman Street, Dennison, OH 44621 | Updated 3 Bedroom, 1.5 Bath Home Property Overview: Wheelchair accessible and first-floor living! Looking for a move-in-ready home in Tuscarawas County? This updated 2-story home offers 3 bedrooms, 1.5 baths, and 1,301 sq ft on a 0.13-acre lot. Located on a quiet dead-end street with direct access to the Dennison ball park, it combines modern updates with a convenient layout near parks, schools, and local amenities. Main Floor Features: First-floor bedroom with walk-in closet (2019). Kitchen remodeled in 2022 with laminate countertops, white cabinetry, stainless steel appliances, and tile flooring. Updated full bath (2022) with tiled tub surround and grab bar. First-floor laundry. Open living/dining area with hardwood flooring and a ceiling fan. Covered carport entry with removable ramp. Second Floor: Two bedrooms with fresh carpet and ceiling fans, plus a half bath with tile flooring and storage. Basement & Systems: Unfinished basement with shelving for storage. New furnace and central AC (2023), water heater, gas meter, and electrical panel. Location & Schools: Claymont City School District. Near Dennison Railroad Depot Museum, Panhandle Passage Trail, McCluskey Park, and Tappan Lake. Quick access to US-250 for commuting to New Philadelphia or Uhrichsville. Close to shops, cafés, and dining. Highlights: -3 bedrooms, 1.5 baths, 1,301 sq ft -First-floor bedroom, bath & laundry -Kitchen remodeled in 2022 with granite & stainless steel appliances -Updated full bath with tiled surround & grab bar -New furnace & central AC (2023) -Covered Carport entry with removable ramp -Quiet dead-end street near the ballpark -Claymont City School District Adjacent to the AEP power plant. The owner was told there are no health concerns. They never have to worry about power outages; they are always the first to have their power restored. Schedule a showing today with your trusted Real Estate professional

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$758/yr (+$63/mo · 99.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,336
• − Mortgage interest: −$8,178
• − Property taxes: −$761
• − Insurance: −$730
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$4,247
• Taxable loss: −$6,074
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $-1,845/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: Claymont City
• NCES district ID: 3904377
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $37,563
• Composite: 40.76/100
• National rank: #3650
• State rank: #467 of 656 in OH

Livability — Dennison

• Score: 65/100
• State rank: #726
• US rank: #13190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dennison, OH
• County: Tuscarawas · 99,287 people
• Population (ZIP): 4,639
• Household income: $55,000
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 3.2

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.41%
• Current HPI: 168.3657
• 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

-2.7% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $146,000 MLSNOW
• 2025-12-11 Listed $150,000 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $761 · +50.4% YoY. Source: county tax records.