851 Cleveland Ave · Orrville, OH 44667

$139,900

1 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 117 Days on market

Built 1947 7,300 sqft lot $106/sqft · 28% below area Est $194k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this versatile single-family home nestled in a quiet, tree-lined neighborhood offering space, flexibility, and endless potential. Enter through the front living room, which flows seamlessly into the newly renovated kitchen and dining area—perfect for everyday living or entertaining. The kitchen features brand-new flooring, hickory cabinetry, and all appliances included, thoughtfully designed on a single level for ease and convenience. Just off the main living space, you’ll find a full bathroom with laundry conveniently located toward the front of the home, and one bedroom. Moving toward the rear, an additional breezeway area offers utility access along with a half bath, creating a functional transition space that could also serve as a bedroom or home office. The attached rear living suite provides incredible flexibility with its own full bathroom, additional kitchen with ceramic tile flooring, washer and dryer, and a spacious family room or bonus area highlighted by newer vinyl flooring—ideal for multi-generational living, guests, or rental potential. Beyond the living areas, an unfinished space with patio doors leads to the rear yard and offers the opportunity to create an additional bedroom or living area. Some wiring, drywall and insulation just need to be completed to bring this space to life. Outside, enjoy the peaceful setting surrounded by mature trees. With multiple living areas, two kitchens, and abundant possibilities, this home is packed with potential. Don’t miss your chance to explore all it has to offer—call today to schedule your private tour.

Key facts

• Breezeway area
• Additional kitchen
• Spacious family room

Tags

• NEWLY RENOVATED KITCHEN
• FULL BATHROOM WITH LAUNDRY
• BREEZEWAY AREA
• ATTACHED REAR LIVING SUITE
• ADDITIONAL KITCHEN
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (27.5% below list).
• Recommended offer: $101k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.4% in Orrville — 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 78/100 on livability (#161 in OH, #2,403 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Orrville City (town): math 65% / reading 61% proficiency, ranked #251 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne 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 117 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $140k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,471 (27.5% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (median comp): $194,107
• List price: $139,900
• Delta: -27.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Beaver St	0.20mi	2/1.0 (+1)	1,232 (-7%)	2mo	$160,000	$130	72
316 W Paradise St	0.35mi	2/1.5 (+1)	1,296 (-2%)	11mo	$169,000	$130	64

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-28,119
• Equity at exit: $20,860

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-31,597
• Equity at exit: $12,096

Cash invested: $39,172 (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 44667

• Home prices YoY: -23.8%
• Active inventory: 33
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-85

Break-even live

Break-even rent $1,122

Max offer price $124,880

Occupancy floor —

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-30
   price $139,900 1626-char remark

   Show marketing remark (1626 chars)

   Step inside this versatile single-family home nestled in a quiet, tree-lined neighborhood offering space, flexibility, and endless potential. Enter through the front living room, which flows seamlessly into the newly renovated kitchen and dining area—perfect for everyday living or entertaining. The kitchen features brand-new flooring, hickory cabinetry, and all appliances included, thoughtfully designed on a single level for ease and convenience. Just off the main living space, you’ll find a full bathroom with laundry conveniently located toward the front of the home, and one bedroom. Moving toward the rear, an additional breezeway area offers utility access along with a half bath, creating a functional transition space that could also serve as a bedroom or home office. The attached rear living suite provides incredible flexibility with its own full bathroom, additional kitchen with ceramic tile flooring, washer and dryer, and a spacious family room or bonus area highlighted by newer vinyl flooring—ideal for multi-generational living, guests, or rental potential. Beyond the living areas, an unfinished space with patio doors leads to the rear yard and offers the opportunity to create an additional bedroom or living area. Some wiring, drywall and insulation just need to be completed to bring this space to life. Outside, enjoy the peaceful setting surrounded by mature trees. With multiple living areas, two kitchens, and abundant possibilities, this home is packed with potential. Don’t miss your chance to explore all it has to offer—call today to schedule your private tour.

2. 2026-03-19
   price $149,900 1626-char remark

   Show marketing remark (1626 chars)

   Step inside this versatile single-family home nestled in a quiet, tree-lined neighborhood offering space, flexibility, and endless potential. Enter through the front living room, which flows seamlessly into the newly renovated kitchen and dining area—perfect for everyday living or entertaining. The kitchen features brand-new flooring, hickory cabinetry, and all appliances included, thoughtfully designed on a single level for ease and convenience. Just off the main living space, you’ll find a full bathroom with laundry conveniently located toward the front of the home, and one bedroom. Moving toward the rear, an additional breezeway area offers utility access along with a half bath, creating a functional transition space that could also serve as a bedroom or home office. The attached rear living suite provides incredible flexibility with its own full bathroom, additional kitchen with ceramic tile flooring, washer and dryer, and a spacious family room or bonus area highlighted by newer vinyl flooring—ideal for multi-generational living, guests, or rental potential. Beyond the living areas, an unfinished space with patio doors leads to the rear yard and offers the opportunity to create an additional bedroom or living area. Some wiring, drywall and insulation just need to be completed to bring this space to life. Outside, enjoy the peaceful setting surrounded by mature trees. With multiple living areas, two kitchens, and abundant possibilities, this home is packed with potential. Don’t miss your chance to explore all it has to offer—call today to schedule your private tour.

3. 2026-02-25
   price $159,900 1626-char remark

   Show marketing remark (1626 chars)

   Step inside this versatile single-family home nestled in a quiet, tree-lined neighborhood offering space, flexibility, and endless potential. Enter through the front living room, which flows seamlessly into the newly renovated kitchen and dining area—perfect for everyday living or entertaining. The kitchen features brand-new flooring, hickory cabinetry, and all appliances included, thoughtfully designed on a single level for ease and convenience. Just off the main living space, you’ll find a full bathroom with laundry conveniently located toward the front of the home, and one bedroom. Moving toward the rear, an additional breezeway area offers utility access along with a half bath, creating a functional transition space that could also serve as a bedroom or home office. The attached rear living suite provides incredible flexibility with its own full bathroom, additional kitchen with ceramic tile flooring, washer and dryer, and a spacious family room or bonus area highlighted by newer vinyl flooring—ideal for multi-generational living, guests, or rental potential. Beyond the living areas, an unfinished space with patio doors leads to the rear yard and offers the opportunity to create an additional bedroom or living area. Some wiring, drywall and insulation just need to be completed to bring this space to life. Outside, enjoy the peaceful setting surrounded by mature trees. With multiple living areas, two kitchens, and abundant possibilities, this home is packed with potential. Don’t miss your chance to explore all it has to offer—call today to schedule your private tour.

4. 2026-01-29
   listed $169,900 Active 1626-char remark

   Show marketing remark (1626 chars)

   Step inside this versatile single-family home nestled in a quiet, tree-lined neighborhood offering space, flexibility, and endless potential. Enter through the front living room, which flows seamlessly into the newly renovated kitchen and dining area—perfect for everyday living or entertaining. The kitchen features brand-new flooring, hickory cabinetry, and all appliances included, thoughtfully designed on a single level for ease and convenience. Just off the main living space, you’ll find a full bathroom with laundry conveniently located toward the front of the home, and one bedroom. Moving toward the rear, an additional breezeway area offers utility access along with a half bath, creating a functional transition space that could also serve as a bedroom or home office. The attached rear living suite provides incredible flexibility with its own full bathroom, additional kitchen with ceramic tile flooring, washer and dryer, and a spacious family room or bonus area highlighted by newer vinyl flooring—ideal for multi-generational living, guests, or rental potential. Beyond the living areas, an unfinished space with patio doors leads to the rear yard and offers the opportunity to create an additional bedroom or living area. Some wiring, drywall and insulation just need to be completed to bring this space to life. Outside, enjoy the peaceful setting surrounded by mature trees. With multiple living areas, two kitchens, and abundant possibilities, this home is packed with potential. Don’t miss your chance to explore all it has to offer—call today to schedule your private tour.

5. 2012-05-30
   soldstatus $50,270
6. 2008-10-08
   soldstatus $50,000

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$523/yr (+$44/mo · 46.0%)

ⓘ 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 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,177
• − Mortgage interest: −$7,837
• − Property taxes: −$1,136
• − Insurance: −$700
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$4,070
• Taxable loss: −$3,514
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $-177/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: Orrville City
• NCES district ID: 3904461
• Math proficiency: 65% ▼ -7.00%
• Reading proficiency: 61% ▼ -4.00%
• Median HH income: $46,347
• Composite: 53.24/100
• National rank: #1497
• State rank: #251 of 656 in OH

Livability — Orrville

• Score: 78/100
• State rank: #161
• US rank: #2403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orrville, OH
• County: Wayne · 117,095 people
• City population: 13,688
• Population (ZIP): 13,688
• Household income: $72,402
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 6.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 4% Two or more races 2% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · German/W. Germanic 8% Spanish 5%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.83%
• Current HPI: 220.2626
• 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

+179.8% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $139,900 MLSNOW
• 2026-03-19 Price Changed $149,900 MLSNOW
• 2026-02-25 Price Changed $159,900 MLSNOW
• 2026-01-29 Listed $169,900 MLSNOW
• 2012-05-30 Sold (Public Records) $50,270 Public Records
• 2008-10-08 Sold (Public Records) $50,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,136 · -0.7% YoY. Source: county tax records.