5 Stover Ct · Wadsworth, OH 44281

$94,900

2 bd · 1.5 ba · 1,293 sqft · SingleFamily public records · 3 Days on market

Built 1919 5,889 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

We are in receipt of multiple offers. Offer deadline: 4/26 at 5pm. Welcome to 5 Stover Court in Wadsworth! This home is full of character and ready for your personal touch. Ideally located just minutes from downtown and Memorial Park, this colonial offers both convenience and opportunity. Featuring 2 bedrooms and 2 full bathrooms, the home showcases unique architectural details, including a charming two-tiered porch and spacious living areas. The main floor offers a large, inviting living room, a formal dining room, and a generously sized kitchen with a peninsula—perfect for entertaining or everyday living. Just beyond, the family room features vaulted ceilings, skylights, and a full

Key facts

• Large deck
• Flexible space
• Two tiered porch

Tags

• TWO TIERED PORCH
• VAULTED CEILINGS
• PRIVATE COVERED DECK
• LARGE DECK
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 14.8% vs local median 3.3% in Wadsworth — 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 82/100 on livability (#74 in OH, #1,136 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wadsworth City (suburban): math 74% / reading 77% proficiency, ranked #83 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 471 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.36%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $227,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Stover Ct	0.00mi	2/2.0	1,293 (0%)	0mo	$110,000	$85	98
198 Stratford Ave	0.30mi	2/1.0	1,248 (-4%)	0mo	$193,500	$155	78
267 Parkview Ave	0.54mi	2/1.0	1,336 (+3%)	1mo	$235,000	$176	67
245 Westview Ave	0.66mi	3/2.0 (+1)	1,292 (-0%)	1mo	$275,000	$213	62
168 Simcox St	0.55mi	3/1.5 (+1)	1,216 (-6%)	1mo	$255,000	$210	58
341 West St	0.44mi	3/2.0 (+1)	1,144 (-12%)	2mo	$259,900	$227	52
150 Ohio Ave	0.65mi	3/1.5 (+1)	1,207 (-7%)	4mo	$184,900	$153	51
274 Parkview Ave	0.58mi	3/2.5 (+1)	1,192 (-8%)	4mo	$195,000	$164	48
487 West St	0.72mi	3/1.5 (+1)	1,452 (+12%)	0mo	$275,000	$189	41
178 Fairlawn Ave	0.69mi	3/2.0 (+1)	1,406 (+9%)	7mo	$231,500	$165	41
140 W North St	0.51mi	3/2.0 (+1)	1,474 (+14%)	6mo	$200,000	$136	40
468 High St	0.74mi	3/1.5 (+1)	1,450 (+12%)	0mo	$289,750	$200	40

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $27,438
• Equity at exit: $14,150

10-year hold

• IRR: 32.8%
• Equity multiple: 3.97×
• Total profit: $79,023
• Equity at exit: $8,205

Cash invested: $26,572 (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 44281

• Active inventory: 135
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$498
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $672

Break-even live

Break-even rent $777

Max offer price $94,900

Occupancy floor 54%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 1st St Wadsworth, OH	2.0	2.0	1150	$1,950	$1.70	20d	1	0.85mi
515 Main St Unit UP Wadsworth, OH	1.0	1.0	950	$700	$0.74	2d	1	0.88mi
466 S Kaser Dr Unit 468 Wadsworth, OH	3.0	1.0	1500	$1,250	$0.83	44d	1	1.11mi
487 Sparrow Way Unit A Wadsworth, OH	3.0	2.5	1525	$1,795	$1.18	44d	1	1.11mi
478 S Kaser Dr Unit 478 Wadsworth, OH	2.0	1.0	1000	$1,450	$1.45	11d	1	1.12mi
893 West St Wadsworth, OH	3.0	2.5	1742	$2,600	$1.49	2d	1	1.22mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $94,900 Active
3. 1991-03-06
   soldstatus $35,000

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$280/yr (+$23/mo · 30.4%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,537
• − Mortgage interest: −$5,316
• − Property taxes: −$921
• − Insurance: −$474
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$2,761
• Taxable income: $6,940
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $6,402/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: Wadsworth City
• NCES district ID: 3910029
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $62,397
• Composite: 65.1/100
• National rank: #499
• State rank: #83 of 656 in OH

Livability — Wadsworth

• Score: 82/100
• State rank: #74
• US rank: #1136

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: Wadsworth, OH
• County: Medina County · 145,517 people
• City population: 34,704
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,704
• Household income: $89,131
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 597.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 0%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.82%
• Current HPI: 253.1502
• Rent YoY: —
• Metro: Cleveland-Elyria, OH
• 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

+171.1% since first listed

3 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-24 Listed $94,900 MLSNOW
• 1991-03-06 Sold (Public Records) $35,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $921 · -33.2% YoY. Source: county tax records.