217 Mahoning St · Cloverdale, OH 45827

$129,900

4 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.33 ac lot $78/sqft · 437% above area

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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 +19.9/30.0
• Appreciation +10.0/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and full of potential, this 4-bedroom, 1-full-bath home sits on a large lot and is priced to sell. The home features a big eat-in kitchen with plenty of room for everyday meals and gatherings, along with the convenience of a first-floor primary bedroom and first-floor laundry. An attached garage provides parking and additional storage, while the generous lot offers room to enjoy the outdoors, garden, entertain, or expand your possibilities. A great opportunity for buyers looking for space, value, and a home they can make their own.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached garage; Asphalt driveway; 2-car garage
• Utilities: Cable connected; Electricity connected; Natural gas connected; Public sewer; Well water; Internet connected
• Home design: Single-family house; Two levels
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedroom (upper) — 16 x 12; Bedroom (upper) — 14 x 12; Bedroom (upper) — 12 x 12; Additional room (main) — 15 x 12
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other heating; Mini-split cooling
• Interior features: Seven total rooms; Other interior features
• Laundry & utility: Laundry on main level, inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $124k (4.7% below list).
• Recommended offer: $124k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#894 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, amenities F, commute F.
• Ottoville Local (rural): math 89% / reading 88% proficiency, ranked #14 of 656 in OH (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Ottoville Elementary School (math 98% / reading 87%, grade A+, #11 of 1,584 statewide, top 1%, 277 students, 0% FRL); Ottoville High School (math 82% / reading 87%, grade A, #13 of 781 statewide, top 2%, 212 students, 29% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; solid renter incomes; 41 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Putnam County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k 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.
• Current owner paid $60k; list at $130k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,857 (4.7% below list)

Questions for the listing agent

1. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $24,205
• List price: $129,900
• Delta: 436.66%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $80,705
• Equity at exit: $117,024

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $229,754
• Equity at exit: $252,367

Cash invested: $36,372 (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 45827

• Home prices YoY: 4.3%
• Active inventory: 2
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $157

Break-even live

Break-even rent $1,040

Max offer price $129,900

Occupancy floor 82%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 546-char remark
2. 2026-05-16
   listed $129,900 Active 546-char remark
3. 2026-05-14
   historical $129,900 546-char remark
4. 2006-06-12
   soldstatus $59,500
5. 2001-05-08
   soldstatus $10,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$495/yr (+$41/mo · 47.8%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,863
• − Mortgage interest: −$7,276
• − Property taxes: −$1,036
• − Insurance: −$650
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,779
• Taxable loss: −$256
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,943/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: Ottoville Local
• NCES district ID: 3904938
• Math proficiency: 89% ▼ -1.00%
• Reading proficiency: 88% ▼ -4.00%
• Median HH income: $64,863
• Composite: 76.14/100
• National rank: #115
• State rank: #14 of 656 in OH

Livability — Cloverdale

• Score: 62/100
• State rank: #894
• US rank: #16934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverdale, OH
• County: Putnam · 35,411 people
• Population (ZIP): 2,151
• Household income: $84,099
• Rent vs Own: 10.1% rent · 89.9% own

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 32,604 people
• By 2030: 31,596 · -3.1%
• By 2040: 29,380 · -9.9%
• By 2050: 26,916 · -17.4%
• By 2075: 22,109 · -32.2%
• By 2100: 17,564 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 1% Scottish 1% Iranian 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+68.7) · D 15.2% · R 83.9%
• 2008→2024 swing: -27.0pp toward R · 2008: -41.7pp · 2024: -68.7pp
• All cycles: 2024: R+68.7 2020: R+66.3 2016: R+64.3 2012: R+51.5 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.29%
• Current HPI: 298.9306
• 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

+1199.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — NORIS
• 2026-05-16 Listed $129,900 NORIS
• 2026-05-14 Coming Soon $129,900 NORIS
• 2006-06-12 Sold (Public Records) $59,500 Public Records
• 2001-05-08 Sold (Public Records) $10,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,036 · +5.5% YoY. Source: county tax records.