221 W Wood St · Malvern, OH 44644

$160,000

1 bd · 1.5 ba · 1,740 sqft · SingleFamily public records · 7 Days on market

Built 1946 7,200 sqft lot Est $211k · 24% under

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The house has geothermal heating and cooling.

Key facts

• Exposed hardwoods
• Painted cabinetry
• New backsplash

Tags

• REFRESHED KITCHEN
• WOOD LOOK LVT FLOORING
• PAINTED CABINETRY
• NEW BACKSPLASH
• CUSTOM PALLET ACCENT WALL
• EXPOSED HARDWOODS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $143k (10.5% below list).
• Recommended offer: $143k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#754 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Brown Local (town): math 43% / reading 55% proficiency, ranked #453 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/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.
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,196 (10.5% below list)

Questions for the listing agent

1. Built in 1946 — 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 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?
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: 0.89% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $210,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 W Porter St	0.34mi	2/2.0 (+1)	1,483 (-15%)	18mo	$179,900	$121	37

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-18,287
• Equity at exit: $23,857

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-6,189
• 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 44644

• Active inventory: 42
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $121

Break-even live

Break-even rent $1,279

Max offer price $160,000

Occupancy floor 87%

Sensitivity live

Price	-10% $211	-5% $166	+0% $121	+5% $75	+10% $30
Rent	-10% $7	-5% $64	+0% $121	+5% $177	+10% $234
Rate	-1.0pp $201	-0.5pp $161	base $121	+0.5pp $79	+1.0pp $37

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 8 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   listed $160,000 Active
3. 2025-07-02
   soldstatus $135,000
4. 2025-07-01
   soldstatus $135,000 Closed 45-char remark

   Show marketing remark (45 chars)

   The house has geothermal heating and cooling.

5. 2025-05-28
   status Pending 45-char remark

   Show marketing remark (45 chars)

   The house has geothermal heating and cooling.

6. 2025-04-28
   listed $134,900 Active 45-char remark

   Show marketing remark (45 chars)

   The house has geothermal heating and cooling.

7. 2005-07-06
   soldstatus $70,000
8. 1998-11-30
   soldstatus $58,500

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,878 · $156/mo
• Expected delta: +$618/yr (+$52/mo · 49.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $17,184
• − Mortgage interest: −$8,962
• − Property taxes: −$1,260
• − Insurance: −$800
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,655
• Taxable loss: −$1,243
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,745/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: Brown Local
• NCES district ID: 3904617
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $46,983
• Composite: 41.62/100
• National rank: #3431
• State rank: #453 of 656 in OH

Livability — Malvern

• Score: 64/100
• State rank: #754
• US rank: #13617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, OH
• County: Carroll · 27,595 people
• City population: 4,445
• Metro: Canton-Massillon, OH
• Population (ZIP): 4,445
• Household income: $56,250
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 11.4

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 2%
• Common ancestry: Slovak 2% Romanian 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.30%
• Current HPI: 195.7633
• 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

+173.5% since first listed

8 events — show timeline

• 2026-04-22 Pending — MLSNOW
• 2026-04-13 Listed $160,000 MLSNOW
• 2025-07-02 Sold (Public Records) $135,000 Public Records
• 2025-07-01 Sold (MLS) $135,000 MLSNOW
• 2025-05-28 Pending — MLSNOW
• 2025-04-28 Listed $134,900 MLSNOW
• 2005-07-06 Sold (Public Records) $70,000 Public Records
• 1998-11-30 Sold (Public Records) $58,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,260 · +33.5% YoY. Source: county tax records.