9095 E Southview St · Minerva, OH 44657

$119,000

3 bd · 2.0 ba · 1,404 sqft · Other · 5 Days on market

Built 1996 0.49 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right in to this single-level 3-bedroom, 2 full bathroom home on a quiet quarter-acre lot! This home features an open-concept kitchen, dining room, and living room with gas fireplace insert that can provide extra heat. On one side of the home are two modest bedrooms and a full bathroom. On the other side is the master bedroom with a full master bathroom. The home also features a water filtering system, main level laundry, central A/C, and a large back deck for entertaining. Outside, you will find a 1-car garage, 1-car carport, extra outbuilding/woodshop, and plenty of yardspace. The property currently features grapevines, varying flowers, and other vegetation. It is close to all town h

Key facts

• Large back deck
• 1-car carport
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• GAS FIREPLACE INSERT
• WATER FILTERING SYSTEM
• MAIN LEVEL LAUNDRY
• LARGE BACK DECK
• 1-CAR CARPORT

Property features AI

Exterior

• Parking: Detached garage (1 car); Detached carport (1 car); Concrete parking surfaces
• Utilities: Private well for water; Private sewer system / septic tank
• Home design: Single-story home; Vinyl siding; Metal roof
• Construction: Built according to public records; Vinyl siding construction; Metal roof
• Exterior features: Outbuilding on property

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Central air conditioning; Forced air heating (gas)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $118k (0.9% below list).
• Recommended offer: $118k (0.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#563 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Minerva Local (town): math 55% / reading 57% proficiency, ranked #352 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,973 (0.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.4

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-12,285
• Equity at exit: $17,743

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,636
• Equity at exit: $10,289

Cash invested: $33,320 (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 44657

• Home prices YoY: -24.3%
• Active inventory: 33
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $110

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 86%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $119,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $14,157
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,462
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,463/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: Minerva Local
• NCES district ID: 3904989
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $48,153
• Composite: 47.58/100
• National rank: #2263
• State rank: #352 of 656 in OH

Livability — Minerva

• Score: 68/100
• State rank: #563
• US rank: #9665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minerva, OH
• County: Stark · 366,688 people
• City population: 9,581
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,581
• Household income: $60,490
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 14.3

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 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: ▼ -76.18%
• Current HPI: 237.2677
• 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

1 event — show timeline

• 2026-05-21 Listed $119,000 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $236 · -4.5% YoY. Source: county tax records.