11371 Sagebrush Ave NE · Hartville, OH 44685

$240,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 37 Days on market

Built 1978 0.52 ac lot

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Why this score? — see what drove the D- 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this updated bi-level in desirable Lake LSD! The main level has a beautiful open floorplan w/ new flooring throughout and features a large living room, dining area, kitchen w/ eat-up island and stainless appliances, and massive 3 seasons room. Rounding out the main floor are 3 bedrooms and a full bathroom which is accessible from the hallway and from one of the bedrooms, making it a master suite. Head to the lower level to find a giant additional living/entertaining space w/ fireplace, another full bathroom, laundry area, and access to the 2+ car garage. Fully fenced and private read yard. Schedule your private showing today!

Key facts

• Screened in porch
• 0.52 acre lot
• 2 garage spots

Tags

• PARTIALLY FINISHED BASEMENT
• ENCLOSED PORCH UPSTAIRS
• SCREENED IN PORCH
• FULLY FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (28.2% below list).
• Recommended offer: $172k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#68 in OH, #1,074 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, commute D, amenities F.
• Lake Local (suburban): math 80% / reading 82% proficiency, ranked #47 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake Elementary School (math 85% / reading 80%, grade A+, #106 of 1,584 statewide, top 7%, 1,287 students, 17% FRL); Lake Middle / High School (math 74% / reading 84%, grade A-, #46 of 781 statewide, top 6%, 1,629 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $172,288 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 11.6

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-51,871
• Equity at exit: $35,785

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-61,971
• Equity at exit: $20,751

Cash invested: $67,200 (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 44685

• Active inventory: 187
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-203

Break-even live

Break-even rent $1,980

Max offer price $204,085

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-135	+0% $-203	+5% $-271	+10% $-339
Rent	-10% $-339	-5% $-271	+0% $-203	+5% $-135	+10% $-67
Rate	-1.0pp $-82	-0.5pp $-142	base $-203	+0.5pp $-265	+1.0pp $-329

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1157 Yuma Cir NE Unit 6 Hartville, OH	2.0	1.5	1000	$1,250	$1.25	23d	1	0.68mi
1171 Yuma Cir NE Hartville, OH	2.0	1.5	1000	$1,250	$1.25	15d	1	0.68mi

Listing history 21 events

1. 2026-04-10
   status Pending
2. 2026-04-07
   price $240,000
3. 2026-03-30
   price $250,000
4. 2026-03-21
   price $265,000
5. 2026-03-04
   listed $279,900 Active
6. 2025-02-03
   soldstatus $242,500
7. 2025-01-31
   soldstatus $242,500 Closed 648-char remark

   Show marketing remark (648 chars)

   Check out this updated bi-level in desirable Lake LSD! The main level has a beautiful open floorplan w/ new flooring throughout and features a large living room, dining area, kitchen w/ eat-up island and stainless appliances, and massive 3 seasons room. Rounding out the main floor are 3 bedrooms and a full bathroom which is accessible from the hallway and from one of the bedrooms, making it a master suite. Head to the lower level to find a giant additional living/entertaining space w/ fireplace, another full bathroom, laundry area, and access to the 2+ car garage. Fully fenced and private read yard. Schedule your private showing today!

8. 2024-12-31
   historical Contingent 648-char remark

   Show marketing remark (648 chars)

   Check out this updated bi-level in desirable Lake LSD! The main level has a beautiful open floorplan w/ new flooring throughout and features a large living room, dining area, kitchen w/ eat-up island and stainless appliances, and massive 3 seasons room. Rounding out the main floor are 3 bedrooms and a full bathroom which is accessible from the hallway and from one of the bedrooms, making it a master suite. Head to the lower level to find a giant additional living/entertaining space w/ fireplace, another full bathroom, laundry area, and access to the 2+ car garage. Fully fenced and private read yard. Schedule your private showing today!

9. 2024-12-23
   status Active 648-char remark

   Show marketing remark (648 chars)

   Check out this updated bi-level in desirable Lake LSD! The main level has a beautiful open floorplan w/ new flooring throughout and features a large living room, dining area, kitchen w/ eat-up island and stainless appliances, and massive 3 seasons room. Rounding out the main floor are 3 bedrooms and a full bathroom which is accessible from the hallway and from one of the bedrooms, making it a master suite. Head to the lower level to find a giant additional living/entertaining space w/ fireplace, another full bathroom, laundry area, and access to the 2+ car garage. Fully fenced and private read yard. Schedule your private showing today!

10. 2024-12-16
    status Pending 648-char remark

    Show marketing remark (648 chars)

    Check out this updated bi-level in desirable Lake LSD! The main level has a beautiful open floorplan w/ new flooring throughout and features a large living room, dining area, kitchen w/ eat-up island and stainless appliances, and massive 3 seasons room. Rounding out the main floor are 3 bedrooms and a full bathroom which is accessible from the hallway and from one of the bedrooms, making it a master suite. Head to the lower level to find a giant additional living/entertaining space w/ fireplace, another full bathroom, laundry area, and access to the 2+ car garage. Fully fenced and private read yard. Schedule your private showing today!

11. 2024-12-12
    listed $239,900 Active 648-char remark

    Show marketing remark (648 chars)

    Check out this updated bi-level in desirable Lake LSD! The main level has a beautiful open floorplan w/ new flooring throughout and features a large living room, dining area, kitchen w/ eat-up island and stainless appliances, and massive 3 seasons room. Rounding out the main floor are 3 bedrooms and a full bathroom which is accessible from the hallway and from one of the bedrooms, making it a master suite. Head to the lower level to find a giant additional living/entertaining space w/ fireplace, another full bathroom, laundry area, and access to the 2+ car garage. Fully fenced and private read yard. Schedule your private showing today!

12. 2024-11-13
    status Pending
13. 2024-11-13
    historical
14. 2024-11-08
    price $239,900
15. 2024-10-26
    listed $249,900 Active
16. 2022-10-18
    historical
17. 2022-10-13
    listed $239,900 Active
18. 2021-04-09
    soldstatus $175,000 Closed
19. 2021-02-22
    status Pending
20. 2021-02-09
    listed $190,000 Active
21. 1989-04-13
    soldstatus $78,000

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $3,107 · $259/mo
• Expected delta: +$637/yr (+$53/mo · 25.8%)

ⓘ 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 ≥97°F today · 17 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: $20,675
• − Mortgage interest: −$13,444
• − Property taxes: −$2,470
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$6,982
• Taxable loss: −$6,728
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $-825/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: Lake Local
• NCES district ID: 3904986
• Math proficiency: 80% ▼ -5.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $64,720
• Composite: 69.89/100
• National rank: #288
• State rank: #47 of 656 in OH

Livability — Hartville

• Score: 82/100
• State rank: #68
• US rank: #1074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Summit County · 440,783 people
• City population: 10,815
• Metro: Akron, OH
• Population (ZIP): 28,794
• Household income: $102,773
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 403.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.59%
• Current HPI: 217.2906
• 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

+207.7% since first listed

21 events — show timeline

• 2026-04-10 Pending — MLSNOW
• 2026-04-07 Price Changed $240,000 MLSNOW
• 2026-03-30 Price Changed $250,000 MLSNOW
• 2026-03-21 Price Changed $265,000 MLSNOW
• 2026-03-04 Listed $279,900 MLSNOW
• 2025-02-03 Sold (Public Records) $242,500 Public Records
• 2025-01-31 Sold (MLS) $242,500 MLSNOW
• 2024-12-31 Contingent — MLSNOW
• 2024-12-23 Relisted — MLSNOW
• 2024-12-16 Pending — MLSNOW
• 2024-12-12 Listed $239,900 MLSNOW
• 2024-11-13 Pending — MLSNOW
• 2024-11-13 Listing Removed — MLSNOW
• 2024-11-08 Price Changed $239,900 MLSNOW
• 2024-10-26 Listed $249,900 MLSNOW
• 2022-10-18 Listing Removed — MLSNOW
• 2022-10-13 Listed $239,900 MLSNOW
• 2021-04-09 Sold (MLS) $175,000 MLSNOW
• 2021-02-22 Pending — MLSNOW
• 2021-02-09 Listed $190,000 MLSNOW
• 1989-04-13 Sold (Public Records) $78,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $2,470 · +4.6% YoY. Source: county tax records.