9864 Beryl St NW · Green, OH 44614

$345,000

4 bd · 2.5 ba · 1,807 sqft · SingleFamily public records · 10 Days on market

Built 1984 0.36 ac lot Est $327k · 5% over

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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 +11.6/30.0
• Schools +6.7/10.0
• ARV discount +5.0/15.0
• Livability +4.4/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A one of a kind colonial home on a corner lot. Professional landscaping gives this home architectural integrity. Upgrades include new furnace (2009), exterior painted (2015), whole house generator (2015), newer windows, garage opener (2015), security system (2015), well pump (2011), sump pump (2015), and seamless gutters (2009). Sit back and relax in your year round enclosed sunroom overlooking your large gardens and private backyard. Located conveniently in award winning Jackson school district and just minutes from the interstate and tons of shopping! Everything has been done in this home, only thing left to do is move in!

Key facts

• Formal dining room
• Brick paver walkway
• Sunroom addition

Tags

• BRICK PAVER WALKWAY
• ETCHED GLASS FRONT DOOR
• FORMAL DINING ROOM
• WOOD BURNING FIREPLACE
• WIDE PLANKED HARDWOOD FLOORS
• SUNROOM ADDITION

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (20.3% below list).
• Recommended offer: $275k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.7% in Green — 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 87/100 on livability (#31 in OH, #281 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, cost of living A+; Watch: commute F.
• Jackson Local (suburban): math 75% / reading 78% proficiency, ranked #67 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Strausser Elementary School (math 85% / reading 84%, grade A+, #68 of 1,584 statewide, top 6%, 828 students, 12% FRL); Jackson Memorial Middle School (math 72% / reading 76%, grade A, #94 of 654 statewide, top 15%, 1,324 students, 17% FRL); Jackson High School (math 63% / reading 80%, grade B+, #98 of 781 statewide, top 13%, 2,024 students, 16% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 40% of the median local income ($83k/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 $10k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $180k; list at $345k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $275,000 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $327,067
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9910 Hocking St NW	0.07mi	3/2.5 (-1)	1,848 (+2%)	10mo	$265,000	$143	79
9852 Hocking St NW	0.05mi	4/2.5	1,932 (+7%)	9mo	$329,500	$171	78
9671 Beryl St NW	0.19mi	3/2.5 (-1)	1,868 (+3%)	8mo	$355,000	$190	74
9895 Hocking St NW	0.05mi	4/2.5	1,924 (+6%)	19mo	$335,000	$174	72
9654 Agate St NW	0.29mi	3/3.0 (-1)	1,877 (+4%)	11mo	$340,000	$181	64
7969 Bricker Rd NW	0.49mi	4/1.5	1,812 (+0%)	11mo	$300,000	$166	64
7194 Emerald Marsh Cir NW	0.64mi	3/2.5 (-1)	1,666 (-8%)	2mo	$365,000	$219	51
9691 Emerald Brook Cir NW	0.68mi	3/2.5 (-1)	1,936 (+7%)	1mo	$355,000	$183	50
9729 Emerald Hill St NW	0.60mi	4/2.0	1,960 (+8%)	7mo	$358,000	$183	50
7638 Diamondback Ave NW	0.22mi	4/3.5	2,072 (+15%)	20mo	$375,000	$181	45
9315 Paulding St NW	0.72mi	4/3.0	2,048 (+13%)	7mo	$320,000	$156	36
9729 Emerald Brook Cir NW	0.70mi	3/2.0 (-1)	1,560 (-14%)	12mo	$329,000	$211	28

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-62,863
• Equity at exit: $51,441

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-63,759
• Equity at exit: $29,829

Cash invested: $96,600 (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 44614

• Active inventory: 6
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$328 /mo · $3,941/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-109

Break-even live

Break-even rent $2,888

Max offer price $325,762

Occupancy floor 99%

Sensitivity live

Price	-10% $86	-5% $-11	+0% $-109	+5% $-207	+10% $-304
Rent	-10% $-326	-5% $-218	+0% $-109	+5% $0	+10% $108
Rate	-1.0pp $65	-0.5pp $-21	base $-109	+0.5pp $-198	+1.0pp $-289

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9786 Emerald Ridge Ave NW Canal Fulton, OH	3.0	2.5	2260	$2,750	$1.22	23d	1	0.68mi

Listing history 32 events

1. 2026-06-07
   statusdays on market $345,000 Pending 10 DOM
2. 2026-06-03
   days on market $345,000 Active 6 DOM
3. 2026-06-02
   days on market $345,000 Active 5 DOM
4. 2026-06-01
   days on market $345,000 Active 4 DOM
5. 2026-05-31
   days on market $345,000 Active 3 DOM
6. 2026-05-30
   days on market $345,000 Active 2 DOM
7. 2026-05-28
   listed $345,000 Active
8. 2020-11-04
   price $143,900
9. 2020-08-25
   price $143,900
10. 2019-08-10
    price $143,900
11. 2017-02-27
    soldstatus $180,000 Sold 632-char remark

    Show marketing remark (632 chars)

    A one of a kind colonial home on a corner lot. Professional landscaping gives this home architectural integrity. Upgrades include new furnace (2009), exterior painted (2015), whole house generator (2015), newer windows, garage opener (2015), security system (2015), well pump (2011), sump pump (2015), and seamless gutters (2009). Sit back and relax in your year round enclosed sunroom overlooking your large gardens and private backyard. Located conveniently in award winning Jackson school district and just minutes from the interstate and tons of shopping! Everything has been done in this home, only thing left to do is move in!

12. 2017-02-27
    soldstatus $180,000

    Show marketing remark (632 chars)

    A one of a kind colonial home on a corner lot. Professional landscaping gives this home architectural integrity. Upgrades include new furnace (2009), exterior painted (2015), whole house generator (2015), newer windows, garage opener (2015), security system (2015), well pump (2011), sump pump (2015), and seamless gutters (2009). Sit back and relax in your year round enclosed sunroom overlooking your large gardens and private backyard. Located conveniently in award winning Jackson school district and just minutes from the interstate and tons of shopping! Everything has been done in this home, only thing left to do is move in!

13. 2017-01-30
    historical Contingent 632-char remark

    Show marketing remark (632 chars)

    A one of a kind colonial home on a corner lot. Professional landscaping gives this home architectural integrity. Upgrades include new furnace (2009), exterior painted (2015), whole house generator (2015), newer windows, garage opener (2015), security system (2015), well pump (2011), sump pump (2015), and seamless gutters (2009). Sit back and relax in your year round enclosed sunroom overlooking your large gardens and private backyard. Located conveniently in award winning Jackson school district and just minutes from the interstate and tons of shopping! Everything has been done in this home, only thing left to do is move in!

14. 2017-01-30
    status Pending 632-char remark

    Show marketing remark (632 chars)

    A one of a kind colonial home on a corner lot. Professional landscaping gives this home architectural integrity. Upgrades include new furnace (2009), exterior painted (2015), whole house generator (2015), newer windows, garage opener (2015), security system (2015), well pump (2011), sump pump (2015), and seamless gutters (2009). Sit back and relax in your year round enclosed sunroom overlooking your large gardens and private backyard. Located conveniently in award winning Jackson school district and just minutes from the interstate and tons of shopping! Everything has been done in this home, only thing left to do is move in!

15. 2016-12-13
    listed $189,900 Active 632-char remark

    Show marketing remark (632 chars)

    A one of a kind colonial home on a corner lot. Professional landscaping gives this home architectural integrity. Upgrades include new furnace (2009), exterior painted (2015), whole house generator (2015), newer windows, garage opener (2015), security system (2015), well pump (2011), sump pump (2015), and seamless gutters (2009). Sit back and relax in your year round enclosed sunroom overlooking your large gardens and private backyard. Located conveniently in award winning Jackson school district and just minutes from the interstate and tons of shopping! Everything has been done in this home, only thing left to do is move in!

16. 2016-12-09
    historical
17. 2016-11-07
    price $189,900
18. 2016-10-09
    price $200,000
19. 2016-09-21
    price $213,000
20. 2016-09-09
    listed $223,900 Active
21. 2015-05-16
    price $149,900
22. 2013-11-15
    price $143,900
23. 2003-11-26
    soldstatus $169,900
24. 2003-11-26
    soldstatus $169,900
25. 2003-08-26
    listed $169,900
26. 2001-02-06
    historical
27. 2000-08-06
    listed $149,900
28. 1997-12-19
    price $149,900
29. 1997-12-19
    price $149,900
30. 1997-12-19
    price $149,900
31. 1997-12-19
    price $149,900
32. 1992-11-12
    soldstatus $121,900

ⓘ 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: $3,941 · $328/mo
• Projected year-2 tax: $4,662 · $388/mo
• Expected delta: +$720/yr (+$60/mo · 18.3%)

ⓘ 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 · 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: $33,000
• − Mortgage interest: −$19,325
• − Property taxes: −$3,941
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$10,036
• Taxable loss: −$7,308
• Est. tax savings @ 24.0%: +$1,754
• After-tax cash flow: $447/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: Jackson Local
• NCES district ID: 3904985
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $69,171
• Composite: 66.58/100
• National rank: #416
• State rank: #67 of 656 in OH

Livability — Green

• Score: 87/100
• State rank: #31
• US rank: #281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• City population: 50,124
• Metro: Canton-Massillon, OH
• Population (ZIP): 13,088
• Household income: $83,143
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 6.8

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Other Indo-European 1% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.39%
• Current HPI: 217.4816
• 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

+183.0% since first listed

26 events — show timeline

• 2026-05-28 Listed $345,000 MLSNOW
• 2020-11-04 Price Changed $143,900 MLSNOW
• 2020-08-25 Price Changed $143,900 MLSNOW
• 2019-08-10 Price Changed $143,900 MLSNOW
• 2017-02-27 Sold (Public Records) $180,000 Public Records
• 2017-02-27 Sold (MLS) $180,000 MLSNOW
• 2017-01-30 Contingent — MLSNOW
• 2017-01-30 Pending — MLSNOW
• 2016-12-13 Listed $189,900 MLSNOW
• 2016-12-09 Listing Removed — MLSNOW
• 2016-11-07 Price Changed $189,900 MLSNOW
• 2016-10-09 Price Changed $200,000 MLSNOW
• 2016-09-21 Price Changed $213,000 MLSNOW
• 2016-09-09 Listed $223,900 MLSNOW
• 2015-05-16 Price Changed $149,900 MLSNOW
• 2013-11-15 Price Changed $143,900 MLSNOW
• 2003-11-26 Sold (Public Records) $169,900 Public Records
• 2003-11-26 Sold (MLS) $169,900 MLSNOW
• 2003-08-26 Listed $169,900 MLSNOW
• 2001-02-06 Listing Removed — MLSNOW
• 2000-08-06 Listed $149,900 MLSNOW
• 1997-12-19 Price Changed $149,900 MLSNOW
• 1997-12-19 Price Changed $149,900 MLSNOW
• 1997-12-19 Price Changed $149,900 MLSNOW
• 1997-12-19 Price Changed $149,900 MLSNOW
• 1992-11-12 Sold (Public Records) $121,900 Public Records

Property tax history

+5.7%/yr

Latest (2024): $3,941 · +17.3% YoY. Source: county tax records.