6251 Breezehill Rd SW

North Industry, OH 44626

$119,900D+

1 bd · 1.0 ba · 364 sqft · Built 1942 · Other · Active · 5 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,041/mo
• Mortgage (P&I): −$629
• Tax + insurance: −$175
• HOA: −$0
• Vac / Maint / Mgmt: −$219
• Net cashflow: $19/mo
• Annual: $223/yr
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• 1% rule: 0.87%
• Cash to close: $33,572

Investor read

• This is a 1-bed/1.0-bath other listed at $120k.
• At list price, monthly cash flow is $19 ($223/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 $104k (13.2% below list).
• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $104k (13.2% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Canton Local (suburban): math 54% / reading 52% proficiency, ranked #401 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Faircrest Memorial Elementary School (math 65% / reading 56%, grade B-, #657 of 1,584 statewide, top 42%, 765 students, 0% FRL); Canton South Middle School (math 56% / reading 51%, grade C+, #362 of 654 statewide, top 57%, 391 students, 0% FRL); Canton South High School (math 32% / reading 52%, grade F, #497 of 781 statewide, top 66%, 815 students, 41% FRL) — zoned schools average 14% FRL vs 50% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Watch-outs: flood insurance adds $56/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 5 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• Current owner paid $47k; list at $120k implies a 155% gain — meaningful room to come down on a strong offer.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.
• This rent is only 16% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Questions for listing agent

• Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.