6136 Vo Ash Dr SW · Carrollton, OH 44615

$250,000

3 bd · 3.0 ba · 1,290 sqft · SingleFamily public records · 11 Days on market

Built 1952 0.29 ac lot $77/mo HOA · 4% of rent

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to waterfront living on the shores of private Vo Ash Lake! This turnkey ranch home offers an ideal balance of single-level functionality and private waterfront access. Situated directly on a quiet private lake, this well-maintained residence features modern interior updates and a clean, neutral palette, making it completely ready for its next owner. Providing 3 bedrooms with 2 full bathrooms as well as a laundry room, all on the main floor. Endless opportunities to relax on the large back deck or enjoy the hot tub on the private patio. Stairs lead down to your private dock for convenient access to the lake. The property combines a quiet, scenic waterfront setting with everyday

Key facts

• Large back deck
• Hot tub
• Private dock

Tags

• PRIVATE WATERFRONT ACCESS
• LARGE BACK DECK
• HOT TUB
• PRIVATE PATIO
• PRIVATE DOCK

Property features AI

Finance

• HOA & community: Part of Vo Ash Lake homeowners association; Annual HOA fee of $925 covering snow removal, trash, and water; Community amenities include common grounds, fishing, and lake access

Exterior

• Parking: Driveway
• Utilities: Private water; Septic tank
• Home design: Single-story home; Lakefront frontage
• Construction: Vinyl siding; Metal roof; Block foundation; Built (year per public records)
• Exterior features: Rear porch; Dead-end lot; Landscaped grounds with many trees; Private setting with views; Lake front and lake privileges; Fishing pond(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating; Wood heating
• Interior features: Common basement with concrete construction and walk-out access; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $68 ($812/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 $209k (16.5% below list).
• Recommended offer: $209k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Carrollton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#131 in OH, #1,863 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Carrollton Exempted Village (town): math 46% / reading 58% proficiency, ranked #419 of 656 in OH (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carrollton Elementary School (math 50% / reading 57%, grade C, #834 of 1,584 statewide, top 53%, 820 students, 57% FRL); Carrollton High School-Carrollton Middle School (math 43% / reading 58%, grade D+, #380 of 781 statewide, top 49%, 1,005 students, 39% FRL).
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $250k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,661 (16.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.0

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,259
• Equity at exit: $37,276

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-26,262
• Equity at exit: $21,615

Cash invested: $70,000 (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 44615

• Active inventory: 43
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$104
• HOA: −$77
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $68

Break-even live

Break-even rent $2,001

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $209	-5% $138	+0% $68	+5% $-3	+10% $-74
Rent	-10% $-97	-5% $-15	+0% $68	+5% $150	+10% $233
Rate	-1.0pp $194	-0.5pp $131	base $68	+0.5pp $3	+1.0pp $-63

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-21
   days on market $250,000 Active 11 DOM
2. 2026-06-21
   days on market $250,000 Active 10 DOM
3. 2026-06-18
   days on market $250,000 Active 8 DOM
4. 2026-06-17
   days on market $250,000 Active 7 DOM
5. 2026-06-16
   days on market $250,000 Active 6 DOM
6. 2026-06-15
   days on market $250,000 Active 5 DOM
7. 2026-06-13
   days on market $250,000 Active 3 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $250,000 Active 2 DOM

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $2,481 · $207/mo
• Expected delta: +$1,419/yr (+$118/mo · 133.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,039
• − Mortgage interest: −$14,004
• − Property taxes: −$1,063
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$924
• − Depreciation: −$7,273
• Taxable loss: −$3,480
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $1,647/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: Carrollton Exempted Village
• NCES district ID: 3904527
• Math proficiency: 46% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $45,165
• Composite: 43.94/100
• National rank: #2903
• State rank: #419 of 656 in OH

Livability — Carrollton

• Score: 80/100
• State rank: #131
• US rank: #1863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,830
• Household income: $66,391
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 7.5

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.95%
• Current HPI: 222.0728
• 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

+488.2% since first listed

18 events — show timeline

• 2026-06-10 Listed $250,000 MLSNOW
• 2023-08-26 Price Changed $42,500 MLSNOW
• 2020-11-04 Price Changed $42,500 MLSNOW
• 2020-11-04 Price Changed $42,500 MLSNOW
• 2020-11-04 Price Changed $42,500 MLSNOW
• 2020-11-04 Price Changed $42,500 MLSNOW
• 2020-08-25 Price Changed $42,500 MLSNOW
• 2020-05-02 Price Changed $42,500 MLSNOW
• 1998-06-17 Sold (Public Records) $50,000 Public Records
• 1998-05-08 Sold (Public Records) $38,000 Public Records
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1998-05-07 Price Changed $105,000 MLSNOW
• 1997-09-02 Listed $42,500 MLSNOW

Property tax history

+4.9%/yr

Latest (2025): $1,063 · +1.2% YoY. Source: county tax records.