77 4th St NE · Carrollton, OH 44615

$175,000

3 bd · 1.5 ba · 1,628 sqft · SingleFamily public records · 42 Days on market

Built 1940 6,298 sqft lot $107/sqft · 16% above area Est $151k · 16% over

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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).

• Cash flow +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming two story home, complete with a metal roof and a welcoming covered front porch with classic curb appeal. Step inside to beautifully preserved original oak woodwork, custom built-ins, and warm character that carries through the living room into the dining room. The kitchen offers a practical layout with plenty of opportunity to update to your style. Upstairs, you will find spacious bedrooms, each with generous closet space. Full bath featuring a bathtub and a separate shower for added convenience. A walk up third floor provides a large attic space currently used for storage with potential for a finished living space, studio or a quiet retreat. Outside enjoy a landsca

Key facts

• Covered front porch
• Metal roof
• Custom built-ins

Tags

• METAL ROOF
• COVERED FRONT PORCH
• ORIGINAL OAK WOODWORK
• CUSTOM BUILT-INS
• SPACIOUS BEDROOMS
• GENEROUS CLOSET SPACE

Property features AI

Finance

• HOA & community: Playground in community

Exterior

• Parking: 1-car garage (garage faces rear) with garage door opener; 1-car carport; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Metal roof; Brick/mortar and block foundation
• Construction: Vinyl siding construction; Metal roof; Brick/mortar and block foundation; Built in public-record year (source: public records)
• Exterior features: Front porch; Rear porch; City lot; Flat, level yard; Less than half-acre lot; 50 x 126 lot dimensions; Garage(s) on property

Interior

• Kitchen: Range; Refrigerator; Kitchen island
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Built-in features; Crown molding; High ceilings; Kitchen island; Laminate counters; Storage; Natural woodwork; Double-pane windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $29k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $150,871
• List price: $175,000
• Delta: 15.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 3rd St NE	0.19mi	3/1.5	1,565 (-4%)	22mo	$172,500	$110	66
360 Garfield Ave NW	0.33mi	3/1.0	1,705 (+5%)	10mo	$183,900	$108	66
335 High St SW	0.43mi	3/1.5	1,780 (+9%)	2mo	$169,900	$95	62
143 5th St NW	0.13mi	2/1.0 (-1)	1,520 (-7%)	17mo	$135,000	$89	62
24 4th St SE	0.48mi	3/1.5	1,766 (+8%)	4mo	$185,000	$105	60
294 5th St NW	0.31mi	3/1.5	1,456 (-11%)	19mo	$134,900	$93	52
240 Park Ave SE	0.38mi	2/3.0 (-1)	1,612 (-1%)	23mo	$179,000	$111	50
454 Lincoln Ave NW	0.40mi	2/3.0 (-1)	1,784 (+10%)	11mo	$225,000	$126	45
357 S High St	0.46mi	2/1.0 (-1)	1,384 (-15%)	20mo	$116,600	$84	30

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,386
• Equity at exit: $26,093

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $43,801
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $499

Break-even live

Break-even rent $1,449

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 42 DOM
2. 2026-06-17
   days on market $175,000 Active 41 DOM
3. 2026-06-16
   days on market $175,000 Active 40 DOM
4. 2026-06-15
   days on market $175,000 Active 39 DOM
5. 2026-06-13
   days on market $175,000 Active 37 DOM
6. 2026-06-12
   days on market $175,000 Active 36 DOM
7. 2026-06-09
   days on market $175,000 Active 33 DOM
8. 2026-06-09
   price $175,000 Active 32 DOM
9. 2026-06-08
   days on market $189,900 Active 32 DOM
10. 2026-06-07
    days on market $189,900 Active 31 DOM
11. 2026-06-07
    days on market $189,900 Active 30 DOM
12. 2026-06-04
    days on market $189,900 Active 27 DOM
13. 2026-06-02
    days on market $189,900 Active 26 DOM
14. 2026-06-01
    days on market $189,900 Active 25 DOM
15. 2026-05-31
    days on market $189,900 Active 24 DOM
16. 2026-05-18
    price $189,900 903-char remark
17. 2026-05-07
    listed $204,499 Active 903-char remark
18. 2005-06-08
    soldstatus $85,000
19. 2004-06-30
    historical
20. 2003-01-15
    listed $95,500

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$439/yr (+$37/mo · 23.7%)

ⓘ 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 · 18 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: $24,965
• − Mortgage interest: −$9,803
• − Property taxes: −$1,852
• − Insurance: −$875
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$5,091
• Taxable income: $3,350
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $5,178/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

• Census place: Carrollton, OH
• 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

+83.2% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $175,000 MLSNOW
• 2026-05-18 Price Changed $189,900 MLSNOW
• 2026-05-07 Listed $204,499 MLSNOW
• 2005-06-08 Sold (Public Records) $85,000 Public Records
• 2004-06-30 Listing Removed — MLSNOW
• 2003-01-15 Listed $95,500 MLSNOW

Property tax history

+9.8%/yr

Latest (2025): $1,852 · +15.9% YoY. Source: county tax records.