521 Markley Ave · Orrville, OH 44667

$63,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 227 Days on market

Built 1951 5,001 sqft lot $109/sqft · 39% below area Est $103k · 39% under ↓ 21% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was a full rehab. Has a new roof, new floor joists and new flooring. New Electrical panel, and wiring throughout the house. New plumbing throughout the house, spacious bathroom. Comes with Stackable washer and dryer, refrigerator, range, and above the range microwave. New insulation in walls and attic. Newly Drywalled with textured walls and ceilings. New doors and windows and hardwood flooring. Home has baseboard heating. Exterior has new siding, and the lot has been cleared. Has new 30 gallon water heater. 50,000 OBO AS IS

Key facts

• New floor joists
• New plumbing
• New flooring

Tags

• NEW ROOF
• NEW FLOOR JOISTS
• NEW FLOORING
• NEW ELECTRICAL PANEL
• NEW PLUMBING
• SPACIOUS BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.3% 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: 36 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 284 units permitted in Wayne County in 2024 (42 in 5+ unit buildings).
• This rent is only 14% 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 $436 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $103,152
• List price: $63,000
• Delta: -38.92%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $6,180
• Equity at exit: $9,394

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $26,483
• Equity at exit: $5,447

Cash invested: $17,640 (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: 36
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $257

Break-even live

Break-even rent $524

Max offer price $63,000

Occupancy floor 65%

Sensitivity live

Price	-10% $293	-5% $275	+0% $257	+5% $239	+10% $222
Rent	-10% $190	-5% $224	+0% $257	+5% $291	+10% $324
Rate	-1.0pp $289	-0.5pp $273	base $257	+0.5pp $241	+1.0pp $224

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 N Main St Unit D Orrville, OH	1.0	1.0	588	$900	$1.53	24d	1	0.41mi
930 N Ella St Orrville, OH	1.0	1.0	550	$750	$1.36	44d	2	0.79mi

Listing history 20 events

1. 2026-06-21
   days on market $63,000 Active 227 DOM
2. 2026-06-18
   days on market $63,000 Active 225 DOM
3. 2026-06-17
   days on market $63,000 Active 224 DOM
4. 2026-06-16
   days on market $63,000 Active 223 DOM
5. 2026-06-15
   days on market $63,000 Active 222 DOM
6. 2026-06-13
   days on market $63,000 Active 220 DOM
7. 2026-06-12
   days on market $63,000 Active 219 DOM
8. 2026-06-09
   days on market $63,000 Active 216 DOM
9. 2026-06-08
   days on market $63,000 Active 215 DOM
10. 2026-06-08
    days on market $63,000 Active 214 DOM
11. 2026-06-07
    days on market $63,000 Active 213 DOM
12. 2026-06-04
    days on market $63,000 Active 210 DOM
13. 2026-06-02
    days on market $63,000 Active 209 DOM
14. 2026-06-01
    days on market $63,000 Active 208 DOM
15. 2026-05-31
    days on market $63,000 Active 207 DOM
16. 2025-12-17
    price $63,000 540-char remark

    Show marketing remark (540 chars)

    This home was a full rehab. Has a new roof, new floor joists and new flooring. New Electrical panel, and wiring throughout the house. New plumbing throughout the house, spacious bathroom. Comes with Stackable washer and dryer, refrigerator, range, and above the range microwave. New insulation in walls and attic. Newly Drywalled with textured walls and ceilings. New doors and windows and hardwood flooring. Home has baseboard heating. Exterior has new siding, and the lot has been cleared. Has new 30 gallon water heater. 50,000 OBO AS IS

17. 2025-12-10
    price $50,000 540-char remark

    Show marketing remark (540 chars)

    This home was a full rehab. Has a new roof, new floor joists and new flooring. New Electrical panel, and wiring throughout the house. New plumbing throughout the house, spacious bathroom. Comes with Stackable washer and dryer, refrigerator, range, and above the range microwave. New insulation in walls and attic. Newly Drywalled with textured walls and ceilings. New doors and windows and hardwood flooring. Home has baseboard heating. Exterior has new siding, and the lot has been cleared. Has new 30 gallon water heater. 50,000 OBO AS IS

18. 2025-11-05
    listed $79,000 Active 540-char remark

    Show marketing remark (540 chars)

    This home was a full rehab. Has a new roof, new floor joists and new flooring. New Electrical panel, and wiring throughout the house. New plumbing throughout the house, spacious bathroom. Comes with Stackable washer and dryer, refrigerator, range, and above the range microwave. New insulation in walls and attic. Newly Drywalled with textured walls and ceilings. New doors and windows and hardwood flooring. Home has baseboard heating. Exterior has new siding, and the lot has been cleared. Has new 30 gallon water heater. 50,000 OBO AS IS

19. 2025-10-16
    historical
20. 2025-08-27
    listed $79,900 Active

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: +$150/yr (+$12/mo · 21.9%)

ⓘ 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: $10,191
• − Mortgage interest: −$3,529
• − Property taxes: −$683
• − Insurance: −$315
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,833
• Taxable income: $2,200
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $2,560/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

-21.2% since first listed

5 events — show timeline

• 2025-12-17 Price Changed $63,000 ForSaleByOwner.com
• 2025-12-10 Price Changed $50,000 ForSaleByOwner.com
• 2025-11-05 Listed $79,000 ForSaleByOwner.com
• 2025-10-16 Listing Removed — CBRMLS
• 2025-08-27 Listed $79,900 CBRMLS

Property tax history

+2.8%/yr

Latest (2025): $683 · -0.7% YoY. Source: county tax records.