9864 Beryl St NW

Green, OH 44614

$345,000D-

4 bd · 2.5 ba · 1,807 sqft · Built 1984 · SingleFamily · Pending · 10 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,750/mo
• Mortgage (P&I): −$1,809
• Tax + insurance: −$472
• HOA: −$0
• Vac / Maint / Mgmt: −$578
• Net cashflow: $-109/mo
• Annual: $-1,307/yr
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• 1% rule: 0.80%
• Cash to close: $96,600

Investor read

• This is a 4-bed/2.5-bath single-family listed at $345k.
• 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).
• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $275k (20.3% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• This rent runs 40% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.