149 Oaktree Ln · Hiram, OH 44234

$86,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 37 Days on market

Built 1995

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and open floor plan with a family room and living room. Split bedrooms for privacy, master bath, enter into laundry room. Cul de sac location, shed. New carpeting in living room , master bedroom and bedroom 3. Skylights throughout add brightness.

Key facts

• Cul-de-sac lot
• Large living room
• Family room

Tags

• CUL-DE-SAC LOT
• SECLUDED TREE LINED BACKYARD
• VAULTED CEILINGS
• OPEN SPLIT FLOOR PLAN
• LARGE LIVING ROOM
• FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#413 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $595 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.33% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.12%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.7%
• Equity multiple: 3.03×
• Total profit: $48,873
• Equity at exit: $12,823

10-year hold

• IRR: 52.5%
• Equity multiple: 6.13×
• Total profit: $123,517
• Equity at exit: $7,436

Cash invested: $24,080 (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 44234

• Active inventory: 19
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $986

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 46%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17802 Rapids Rd Hiram, OH	3.0	1.5	1847	$2,000	$1.08	1d	1	0.69mi

Listing history 18 events

1. 2026-06-18
   days on market $86,000 Active 37 DOM
2. 2026-06-17
   days on market $86,000 Active 36 DOM
3. 2026-06-16
   pricedays on market $86,000 Active 35 DOM
4. 2026-06-15
   days on market $96,000 Active 34 DOM
5. 2026-06-13
   days on market $96,000 Active 32 DOM
6. 2026-06-12
   days on market $96,000 Active 31 DOM
7. 2026-06-09
   days on market $96,000 Active 28 DOM
8. 2026-06-08
   days on market $96,000 Active 27 DOM
9. 2026-06-07
   days on market $96,000 Active 26 DOM
10. 2026-06-07
    days on market $96,000 Active 25 DOM
11. 2026-06-04
    days on market $96,000 Active 22 DOM
12. 2026-06-02
    days on market $96,000 Active 21 DOM
13. 2026-06-01
    days on market $96,000 Active 20 DOM
14. 2026-05-31
    days on market $96,000 Active 19 DOM
15. 2026-05-12
    listed $96,000 Active 217-char remark
16. 2018-07-11
    soldstatus $65,000 Sold 272-char remark

    Show marketing remark (272 chars)

    Welcome to this spacious and open floor plan with a family room and living room. Split bedrooms for privacy, master bath, enter into laundry room. Cul de sac location, shed. New carpeting in living room , master bedroom and bedroom 3. Skylights throughout add brightness.

17. 2018-05-14
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Welcome to this spacious and open floor plan with a family room and living room. Split bedrooms for privacy, master bath, enter into laundry room. Cul de sac location, shed. New carpeting in living room , master bedroom and bedroom 3. Skylights throughout add brightness.

18. 2018-03-05
    listed $69,000 Active 272-char remark

    Show marketing remark (272 chars)

    Welcome to this spacious and open floor plan with a family room and living room. Split bedrooms for privacy, master bath, enter into laundry room. Cul de sac location, shed. New carpeting in living room , master bedroom and bedroom 3. Skylights throughout add brightness.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 18 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: $24,000
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,502
• Taxable income: $11,121
• Est. tax owed @ 24.0%: −$2,669
• After-tax cash flow: $9,159/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 — Hiram

• Score: 71/100
• State rank: #413
• US rank: #6814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 4,078
• Household income: $73,519
• Rent vs Own: 16.0% rent · 84.0% own

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 (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 4% Romanian 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Vietnamese 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: ▼ -125.69%
• Current HPI: 210.5904
• 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

+24.6% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $86,000 FSBO.com
• 2026-05-12 Listed $96,000 FSBO.com
• 2018-07-11 Sold (MLS) $65,000 MLSNOW
• 2018-05-14 Pending — MLSNOW
• 2018-03-05 Listed $69,000 MLSNOW