7714 Olde Eight Rd · Boston Heights, OH 44236

$179,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 23 Days on market

Built 1931 2.87 ac lot

---

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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this adorable, well-maintained 2-bedroom, 1-bath bungalow located in desirable Boston Heights within the Nordonia Hills City School District! Lovingly owned by the same owner for over 40 years, this charming home is full of character, warmth, and cozy cabin-like charm. Enter through the inviting front sunroom into the cozy living room featuring a beautiful custom-built stone wood-burning fireplace, hardwood floors, and lovely pine walls that make the home feel like a peaceful cabin retreat. New windows were installed throughout the first floor in 2023. The main level also includes a dining room and kitchen, offering a functional and comfortable layout. Upstairs, you’ll find

Key facts

• New hot water tank
• New sump pump
• Pine walls

Tags

• HARDWOOD FLOORS
• PINE WALLS
• NEW WINDOWS
• ABUNDANT STORAGE
• NEW HOT WATER TANK
• NEW SUMP PUMP

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Wood siding construction; Asphalt fiberglass roof; Property listed as fixer condition
• Construction: Built (year source: public records); Wood siding; Asphalt/Fiberglass roof
• Exterior features: Patio; Porch; Enclosed patio/porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom on the second level
• Flooring: Carpet in one bedroom; Hardwood in living room and one bedroom; Laminate in dining room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating with gas; Fireplace(s) provide heat; One wood-burning stone fireplace
• Interior features: Sump pump in basement; Natural woodwork; Enclosed porch
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#318 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living C-, amenities F.
• Nordonia Hills City (suburban): math 72% / reading 79% proficiency, ranked #71 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 95 active listings in the ZIP; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 13% of the median local income ($169k/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 $5k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $180k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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. 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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.9

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-13,305
• Equity at exit: $26,824

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,898
• Equity at exit: $15,554

Cash invested: $50,372 (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 44236

• Active inventory: 95
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $248

Break-even live

Break-even rent $1,573

Max offer price $179,900

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $179,900 Active 23 DOM
2. 2026-06-17
   days on market $179,900 Active 22 DOM
3. 2026-06-16
   days on market $179,900 Active 21 DOM
4. 2026-06-15
   days on market $179,900 Active 20 DOM
5. 2026-06-13
   days on market $179,900 Active 18 DOM
6. 2026-06-13
   days on market $179,900 Active 17 DOM
7. 2026-06-09
   days on market $179,900 Active 14 DOM
8. 2026-06-08
   days on market $179,900 Active 13 DOM
9. 2026-06-07
   days on market $179,900 Active 12 DOM
10. 2026-06-03
    days on market $179,900 Active 8 DOM
11. 2026-06-02
    days on market $179,900 Active 7 DOM
12. 2026-06-01
    days on market $179,900 Active 6 DOM
13. 2026-05-31
    days on market $179,900 Active 5 DOM
14. 2026-05-26
    listed $179,900 Active
15. 1985-11-19
    soldstatus $47,000

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,748 · $229/mo
• Expected delta: +$59/yr (+$5/mo · 2.2%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,645
• − Mortgage interest: −$10,077
• − Property taxes: −$2,689
• − Insurance: −$900
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$5,233
• Taxable income: $123
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,951/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: Nordonia Hills City
• NCES district ID: 3905004
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $74,658
• Composite: 66.26/100
• National rank: #428
• State rank: #71 of 656 in OH

Livability — Boston Heights

• Score: 73/100
• State rank: #318
• US rank: #5187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boston Heights, OH
• County: Summit County · 440,783 people
• Metro: Akron, OH
• Population (ZIP): 25,941
• Household income: $168,595
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 276.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Black 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 1% Chinese 1% Spanish 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.26%
• Current HPI: 218.638
• Rent YoY: —
• Metro: Akron, OH
• 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

+282.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $179,900 MLSNOW
• 1985-11-19 Sold (Public Records) $47,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,689 · +9.8% YoY. Source: county tax records.