669 New Milford Rd · Atwater, OH 44272

$110,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 19 Days on market

Built 1901 1.53 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom century home with 2 car garage rests on just over 1.5 acres in Randolph. All 3 bedrooms are on the upper level, with an office space and area which could be transformed into an additional bathroom. Lower level has a quaint eat-in kitchen with side-by-side living rooms and a full bath. A 3-seasons room off of the kitchen is perfect to enjoy the beautiful country setting! Property is being sold "as is". Buyer bring your finishing touches. Call today to schedule your showing!

Key facts

• Detached outbuilding
• Spacious lot
• Full basement

Tags

• TWO STORY HOME
• SPACIOUS LOT
• MATURE TREES
• MULTIPLE OUTBUILDINGS
• FULL BASEMENT
• DETACHED OUTBUILDING

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Water from a well; Private sewer
• Home design: Single-family residence; One-and-a-half story; No shared/common walls; Built in 1901
• Exterior features: Stone foundation; Private well; Private sewer

Interior

• Bathrooms: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#795 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Waterloo Local (rural): math 53% / reading 56% proficiency, ranked #356 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent is only 18% of the median local income ($81k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $73k; list at $110k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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 B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $273,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 New Milford Rd	0.10mi	3/1.5 (+1)	1,305 (+10%)	2mo	$300,000	$230	70
523 New Milford Rd	0.28mi	3/2.0 (+1)	1,142 (-4%)	21mo	$255,000	$223	54

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-8,784
• Equity at exit: $16,401

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $4,123
• Equity at exit: $9,511

Cash invested: $30,800 (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 44272

• Active inventory: 18
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $141

Break-even live

Break-even rent $1,021

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4852 Alexander Rd Atwater, OH	2.0	1.0	1200	$1,200	$1.00	43d	1	1.24mi

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 19 DOM
2. 2026-06-17
   days on market $110,000 Active 18 DOM
3. 2026-06-16
   days on market $110,000 Active 17 DOM
4. 2026-06-15
   days on market $110,000 Active 16 DOM
5. 2026-06-14
   days on market $110,000 Active 14 DOM
6. 2026-06-13
   days on market $110,000 Active 13 DOM
7. 2026-06-10
   days on market $110,000 Active 11 DOM
8. 2026-06-09
   days on market $110,000 Active 10 DOM
9. 2026-06-08
   days on market $110,000 Active 9 DOM
10. 2026-06-07
    days on market $110,000 Active 8 DOM
11. 2026-06-02
    days on market $110,000 Active 3 DOM
12. 2026-06-01
    days on market $110,000 Active 2 DOM
13. 2026-05-30
    remarks 699-char remark
14. 2026-05-30
    listed $110,000 Active 1 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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$6,162
• − Property taxes: −$2,209
• − Insurance: −$550
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,200
• Taxable loss: −$25
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,701/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: Waterloo Local
• NCES district ID: 3904924
• Math proficiency: 53% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $58,703
• Composite: 47.34/100
• National rank: #2295
• State rank: #356 of 656 in OH

Livability — Atwater

• Score: 64/100
• State rank: #795
• US rank: #14542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 6,064
• Household income: $81,468
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 4.6

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.71%
• Current HPI: 199.4321
• 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

+20.2% since first listed

9 events — show timeline

• 2026-05-29 Listed $110,000 CBRMLS
• 2022-04-29 Sold (MLS) $73,000 MLSNOW
• 2022-03-24 Pending — MLSNOW
• 2022-03-14 Relisted — MLSNOW
• 2022-03-03 Pending — MLSNOW
• 2022-02-17 Listed $79,900 MLSNOW
• 2020-03-30 Listing Removed — MLSNOW
• 2019-10-18 Price Changed $88,500 MLSNOW
• 2019-09-30 Listed $91,500 MLSNOW

Property tax history

+7.5%/yr

Latest (2025): $2,209 · +2.1% YoY. Source: county tax records.