105 Hartzell Rd · Sebring, OH 44449

$119,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 109 Days on market

Built 1957 7,405 sqft lot $165/sqft · 47% below area Est $227k · 47% 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Appreciation +8.1/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

The address is 105 Hartzell Rd. It used to be Cottage #51 Hartzell Rd. This property is NOT part of the Berlin Lake Golf & Swim Club and that is located directly across the street. You do not have an HOA and you are not mandated to join as a member. It is optional. They have a golf membership and the social membership costs less. The social membership includes swimming with heated pool. With an acceptable offer, the seller will sponsor the buyer as a member and pay for a one year membership. Lake inlet is behind the cottage. No dock.

Key facts

• Lake inlet
• Heated pool
• 7,405 sq ft lot

Tags

• LAKE INLET
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-79 ($-947/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (30.8% below list).
• Recommended offer: $83k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#827 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Southeast Local (rural): math 54% / reading 58% proficiency, ranked #334 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southeast Intermediate Elementary School (math 62% / reading 54%, grade C+, #714 of 1,584 statewide, top 45%, 336 students, 0% FRL); Southeast Junior High School (math 53% / reading 59%, grade B-, #316 of 654 statewide, top 49%, 353 students, 43% FRL); Southeast High School (math 37% / reading 67%, grade D+, #343 of 781 statewide, top 47%, 386 students, 32% FRL).
• Market conditions: 5 active listings in the ZIP; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent is only 15% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $8k of equity ($829 loan paydown + $7k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $120k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,025 (30.8% 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 109 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (median comp): $227,471
• List price: $119,900
• Delta: -47.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Hawthorne Dr	0.50mi	2/1.5	798 (+10%)	10mo	$380,000	$476	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.92×
• Total profit: $30,985
• Equity at exit: $76,902

10-year hold

• IRR: 14.0%
• Equity multiple: 3.82×
• Total profit: $94,619
• Equity at exit: $140,797

Cash invested: $33,572 (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 44449

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $-79

Break-even live

Break-even rent $930

Max offer price $105,964

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-45	+0% $-79	+5% $-113	+10% $-147
Rent	-10% $-144	-5% $-112	+0% $-79	+5% $-46	+10% $-13
Rate	-1.0pp $-19	-0.5pp $-48	base $-79	+0.5pp $-110	+1.0pp $-142

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-23
   days on market $119,900 Active 109 DOM
2. 2026-06-21
   days on market $119,900 Active 108 DOM
3. 2026-06-19
   days on market $119,900 Active 106 DOM
4. 2026-06-18
   days on market $119,900 Active 105 DOM
5. 2026-06-17
   days on market $119,900 Active 104 DOM
6. 2026-06-16
   days on market $119,900 Active 103 DOM
7. 2026-06-15
   days on market $119,900 Active 102 DOM
8. 2026-06-14
   days on market $119,900 Active 100 DOM
9. 2026-06-13
   days on market $119,900 Active 99 DOM
10. 2026-06-10
    days on market $119,900 Active 97 DOM
11. 2026-06-09
    days on market $119,900 Active 96 DOM
12. 2026-06-08
    days on market $119,900 Active 95 DOM
13. 2026-06-07
    days on market $119,900 Active 94 DOM
14. 2026-06-05
    days on market $119,900 Active 91 DOM
15. 2026-06-03
    days on market $119,900 Active 90 DOM
16. 2026-06-02
    days on market $119,900 Active 89 DOM
17. 2026-06-01
    days on market $119,900 Active 88 DOM
18. 2026-05-31
    days on market $119,900 Active 87 DOM
19. 2026-05-30
    days on market $119,900 Active 86 DOM
20. 2026-03-04
    listed $129,900 Active 545-char remark

    Show marketing remark (545 chars)

    The address is 105 Hartzell Rd. It used to be Cottage #51 Hartzell Rd. This property is NOT part of the Berlin Lake Golf & Swim Club and that is located directly across the street. You do not have an HOA and you are not mandated to join as a member. It is optional. They have a golf membership and the social membership costs less. The social membership includes swimming with heated pool. With an acceptable offer, the seller will sponsor the buyer as a member and pay for a one year membership. Lake inlet is behind the cottage. No dock.

21. 2025-11-15
    historical
22. 2025-10-29
    price $149,900
23. 2025-08-15
    listed $179,900 Active
24. 2020-10-19
    soldstatus $22,500 Closed
25. 2020-09-21
    status Pending
26. 2020-09-01
    listed $26,500 Active

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$599/yr (+$50/mo · 89.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $9,963
• − Mortgage interest: −$6,716
• − Property taxes: −$673
• − Insurance: −$600
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$3,488
• Taxable loss: −$3,108
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $-201/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: Southeast Local
• NCES district ID: 3904922
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $58,353
• Composite: 48.55/100
• National rank: #2114
• State rank: #334 of 656 in OH

Livability — Sebring

• Score: 63/100
• State rank: #827
• US rank: #15374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mahoning · 224,175 people
• City population: 4,741
• Metro: Youngstown-Warren, OH
• Population (ZIP): 1,362
• Household income: $67,679
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 22.1

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 11% Lithuanian 7% Subsaharan African 3%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.20%
• Current HPI: 265.0956
• 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

+390.2% since first listed

7 events — show timeline

• 2026-03-04 Listed $129,900 MLSNOW
• 2025-11-15 Listing Removed — MLSNOW
• 2025-10-29 Price Changed $149,900 MLSNOW
• 2025-08-15 Listed $179,900 MLSNOW
• 2020-10-19 Sold (MLS) $22,500 MLSNOW
• 2020-09-21 Pending — MLSNOW
• 2020-09-01 Listed $26,500 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $673 · +2.4% YoY. Source: county tax records.