None

Masury, OH 44438

$119,900C-

4 bd · 2.0 ba · 4,992 sqft · Built 1901 · SingleFamily · Active · 55 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,134/mo
• Mortgage (P&I): −$629
• Tax + insurance: −$200
• HOA: −$0
• Vac / Maint / Mgmt: −$238
• Net cashflow: $67/mo
• Annual: $806/yr
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• 1% rule: 0.95%
• Cash to close: $33,572

Investor read

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated fair.
• At list price, monthly cash flow is $67 ($806/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 $113k (5.4% below list).
• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $113k (5.4% below list) — sets the bar for 1% rule.
• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Location reads 60/100 on livability (#961 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Brookfield Local (rural): math 32% / reading 54% proficiency, ranked #524 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookfield Elementary School (math 47% / reading 47%, grade D-, #942 of 1,584 statewide, top 61%, 389 students, 46% FRL); Brookfield Middle School (math 28% / reading 52%, grade F, #511 of 654 statewide, top 79%, 333 students, 46% FRL); Brookfield High School (math 22% / reading 67%, grade F, #470 of 781 statewide, top 62%, 260 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 11 active listings in the ZIP; lower-income renter base — watch delinquency; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• It's been on market 55 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate: exterior siding — The exterior siding shows signs of wear and discoloration.
• Major: flooring — The flooring in the kitchen and living areas appears to be carpeted and in poor condition.
• Moderate: interior walls — The interior walls show signs of wear and discoloration.
• Major: bathrooms — The bathrooms appear to be in poor condition, with outdated fixtures and tiles.