1088 Buena Vista Dr · Green, OH 44319

$370,000

6 bd · 4.0 ba · 3,106 sqft · MultiFamily public records · 285 Days on market

Built 1991 0.61 ac lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Large duplex on beautiful wooded lot with garage for (5) cars. Very well maintained. Over 3100 sqft, large units. Rear unit has 1732 sqft with beautiful oak kitchen, sun-room, huge master bedroom, 2 1/2 baths, and 3/ 4 bedrooms. Front unit has a deck, family room, wood-burning fireplace, and 1 1/2 bath with (2) bedrooms. Your own home with income included!

Key facts

• Gas heat
• Workshop
• Duplex

Tags

• DUPLEX
• DETACHED GARAGE
• GAS HEAT
• WORKSHOP

Property features AI

Finance

• Other: Single building (multi-unit property)

Exterior

• Parking: Attached garage with 4 spaces; Carport with 2 spaces
• Utilities: Public sewer; Well water
• Home design: Two-story building; Vinyl siding
• Construction: Built (year from public records); Block foundation; Asphalt roof
• Exterior features: Asphalt driveway; Additional parking; Direct access

Interior

• Bedrooms: Three-bedroom unit (leased); Two-bedroom unit (leased)
• Bathrooms: 3 full bathrooms; 2 half bathrooms; One unit with 2 total baths, another unit with 1 total bath
• Heating & cooling: Forced-air heating (gas); Central air conditioning
• Interior features: Finished basement; Total of 11 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/2.5-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive. Per door: $188/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $326k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.6% 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: schools A+, amenities A+, employment A+; Watch: commute F.
• Springfield Local (suburban): math 40% / reading 46% proficiency, ranked #512 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $3,764/mo this rent would consume 60% of the median local household income ($75k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $158k; list at $370k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $325,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.2

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-35,982
• Equity at exit: $55,168

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-234
• Equity at exit: $31,991

Cash invested: $103,600 (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 44319

• Active inventory: 90
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $3,764 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$504 /mo · $6,047/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $375

Break-even live

Break-even rent $3,289

Max offer price $370,000

Occupancy floor 85%

Sensitivity live

Price	-10% $585	-5% $480	+0% $375	+5% $270	+10% $166
Rent	-10% $78	-5% $226	+0% $375	+5% $524	+10% $672
Rate	-1.0pp $561	-0.5pp $469	base $375	+0.5pp $279	+1.0pp $182

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	2.5	$3,764
Total (2 units)			$3,764

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-15
   remarks 699-char remark
2. 2026-06-15
   listed $370,000 Pending 285 DOM

ⓘ 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: $6,047 · $504/mo
• Projected year-2 tax: $6,047 · $504/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $45,168
• − Mortgage interest: −$20,726
• − Property taxes: −$6,047
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,613
• − Management: −$3,613
• − Depreciation: −$10,764
• Taxable loss: −$1,446
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $4,848/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: Springfield Local
• NCES district ID: 3905006
• Math proficiency: 40% ▼ -16.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $47,669
• Composite: 36.74/100
• National rank: #4588
• State rank: #512 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: Summit · 539,389 people
• City population: 50,124
• Metro: Akron, OH
• Population (ZIP): 21,469
• Household income: $74,781
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 12.4

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 5% Slovak 2% Serbian 1%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% Chinese 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -236.58%
• Current HPI: 213.2267
• 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

+111.4% since first listed

10 events — show timeline

• 2026-06-07 Pending — MLSNOW
• 2026-01-21 Relisted — MLSNOW
• 2025-08-28 Price Changed $370,000 MLSNOW
• 2025-06-01 Listed $375,000 MLSNOW
• 2014-09-26 Sold (Public Records) $158,500 Public Records
• 2014-09-26 Sold (MLS) $158,500 MLSNOW
• 2014-08-06 Listing Removed — MLSNOW
• 2014-08-06 Listing Removed — MLSNOW
• 2014-07-22 Listed $175,000 MLSNOW
• 2014-06-24 Listed $175,000 MLSNOW

Property tax history

+0.8%/yr

Latest (2025): $6,047 · +5.4% YoY. Source: county tax records.