405 Gween Dr · Malvern, OH 44644

$30,000

4 bd · 3.0 ba · 2,578 sqft · SingleFamily public records · 30 Days on market

Built 1940 6,969 sqft lot ↓ 59% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OCCUPIED PROPERTY – Please do not disturb occupants. BUYER TO VERIFY SCHOOLS, MSMTS, TAXES, HOA, ETC. NO REPRESENTATION TO VALIDITY OF INFO IS MADE. BUYER TO VERIFY ALL INFORMATION WHEREIN. HOME SOLD AS IS WHERE IS. Please see private remarks for further details.

Key facts

• 6,969 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#754 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Brown Local (town): math 43% / reading 55% proficiency, ranked #453 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Malvern Elementary School (math 57% / reading 52%, grade C, #788 of 1,584 statewide, top 52%, 261 students, 0% FRL); Malvern Middle School (math 42% / reading 57%, grade C, #421 of 654 statewide, top 65%, 159 students, 0% FRL); Malvern High School (math 15% / reading 64%, grade F, #526 of 781 statewide, top 67%, 169 students, 98% FRL).
• Market conditions: 41 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/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 $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $21k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 5.58% ✓
• Cap rate: 50.93%
• Cash-on-cash: 159.42%
• DSCR: 8.09
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $641,922
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8050 Avalon Rd NW	0.58mi	3/2.0 (-1)	2,559 (-1%)	12mo	$637,000	$249	53

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

Projected returns pro-forma

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

5-year hold

• IRR: 94.8%
• Equity multiple: 5.43×
• Total profit: $37,198
• Equity at exit: $4,473

10-year hold

• IRR: 97.6%
• Equity multiple: 11.41×
• Total profit: $87,405
• Equity at exit: $2,594

Cash invested: $8,400 (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 44644

• Active inventory: 41
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $656

Break-even live

Break-even rent $845

Max offer price $30,000

Occupancy floor 56%

Sensitivity live

Price	-10% $676	-5% $666	+0% $656	+5% $645	+10% $635
Rent	-10% $523	-5% $589	+0% $656	+5% $722	+10% $788
Rate	-1.0pp $671	-0.5pp $663	base $656	+0.5pp $648	+1.0pp $640

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-05
   status Pending
2. 2026-03-04
   listed $30,000 Active
3. 2016-09-21
   status Pending 269-char remark

   Show marketing remark (269 chars)

   OCCUPIED PROPERTY – Please do not disturb occupants. BUYER TO VERIFY SCHOOLS, MSMTS, TAXES, HOA, ETC. NO REPRESENTATION TO VALIDITY OF INFO IS MADE. BUYER TO VERIFY ALL INFORMATION WHEREIN. HOME SOLD AS IS WHERE IS. Please see private remarks for further details.

4. 2016-09-21
   soldstatus $21,000 Closed 269-char remark

   Show marketing remark (269 chars)

   OCCUPIED PROPERTY – Please do not disturb occupants. BUYER TO VERIFY SCHOOLS, MSMTS, TAXES, HOA, ETC. NO REPRESENTATION TO VALIDITY OF INFO IS MADE. BUYER TO VERIFY ALL INFORMATION WHEREIN. HOME SOLD AS IS WHERE IS. Please see private remarks for further details.

5. 2016-09-21
   soldstatus $21,000 Sold 269-char remark

   Show marketing remark (269 chars)

   OCCUPIED PROPERTY – Please do not disturb occupants. BUYER TO VERIFY SCHOOLS, MSMTS, TAXES, HOA, ETC. NO REPRESENTATION TO VALIDITY OF INFO IS MADE. BUYER TO VERIFY ALL INFORMATION WHEREIN. HOME SOLD AS IS WHERE IS. Please see private remarks for further details.

6. 2016-04-15
   listed $22,894 Active 269-char remark

   Show marketing remark (269 chars)

   OCCUPIED PROPERTY – Please do not disturb occupants. BUYER TO VERIFY SCHOOLS, MSMTS, TAXES, HOA, ETC. NO REPRESENTATION TO VALIDITY OF INFO IS MADE. BUYER TO VERIFY ALL INFORMATION WHEREIN. HOME SOLD AS IS WHERE IS. Please see private remarks for further details.

7. 2009-06-02
   soldstatus $57,500 62-char remark

   Show marketing remark (62 chars)

   Newly updated 4 unit. Good tenants. Gross $1,700.00 per month.

8. 2009-05-13
   soldstatus $57,500
9. 2009-03-10
   listed $69,000 62-char remark

   Show marketing remark (62 chars)

   Newly updated 4 unit. Good tenants. Gross $1,700.00 per month.

10. 2009-02-11
    historical
11. 2008-09-11
    listed $79,900
12. 2003-10-17
    soldstatus $109,900
13. 1998-07-22
    soldstatus $73,100

ⓘ 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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,100
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$5,675
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$873
• Taxable income: $8,206
• Est. tax owed @ 24.0%: −$1,969
• After-tax cash flow: $5,897/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: Brown Local
• NCES district ID: 3904617
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $46,983
• Composite: 41.62/100
• National rank: #3431
• State rank: #453 of 656 in OH

Livability — Malvern

• Score: 64/100
• State rank: #754
• US rank: #13617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, OH
• County: Carroll · 27,595 people
• City population: 4,445
• Metro: Canton-Massillon, OH
• Population (ZIP): 4,445
• Household income: $56,250
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 11.4

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 2%
• Common ancestry: Slovak 2% Romanian 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -159.30%
• Current HPI: 195.7633
• 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

-59.0% since first listed

13 events — show timeline

• 2026-04-05 Pending — MLSNOW
• 2026-03-04 Listed $30,000 MLSNOW
• 2016-09-21 Pending — Dayton MLS
• 2016-09-21 Sold (MLS) $21,000 Dayton MLS
• 2016-09-21 Sold (MLS) $21,000 Dayton MLS
• 2016-04-15 Listed $22,894 Dayton MLS
• 2009-06-02 Sold (MLS) $57,500 MLSNOW
• 2009-05-13 Sold (Public Records) $57,500 Public Records
• 2009-03-10 Listed $69,000 MLSNOW
• 2009-02-11 Listing Removed — MLSNOW
• 2008-09-11 Listed $79,900 MLSNOW
• 2003-10-17 Sold (Public Records) $109,900 Public Records
• 1998-07-22 Sold (Public Records) $73,100 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,821 · -8.9% YoY. Source: county tax records.