99 N Munroe Rd · Tallmadge, OH 44278

$285,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 2 Days on market

Built 1954 1.17 ac lot $223/sqft · 55% above area Est $369k · 23% 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 +6.0/30.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated and Great Looking Ranch style home New Carpet, New interior paint, New windows, New Appliances. Fenced backyard. Large Basement. WOW! Lots to offer! Great Value! Sold As-Is. No seller paid inspections or repairs. Offer must have earnest money as a Cashiers Check to the Listing Agency with buyer named as the remitter. Need preapproval or proof of funds documentation. No exceptions. This property is eligible under the Freddie Mac First Look Initiative through 12/21/2013.

Key facts

• Updated kitchen
• Granite countertops
• New roof

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY RENOVATED BATHROOM
• NEW ROOF
• NEW SEWER LINE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water supply; Public sewer
• Home design: Single-story home; Updated/remodeled; 2,552 square feet above grade
• Construction: Built by owner (year source: owner); Shingle roof; Block, frame construction with stone veneer and vinyl siding
• Exterior features: Lot about 1.17 acres; Public water; Public sewer

Interior

• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-out basement; Updated/remodeled condition; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-597 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (37.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (41.5% below list).
• Recommended offer: $167k (41.5% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.1% in Tallmadge — 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 84/100 on livability (#51 in OH, #730 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D+, commute F.
• Tallmadge City (suburban): math 61% / reading 63% proficiency, ranked #244 of 656 in OH (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tallmadge Elementary School (math 63% / reading 62%, grade B, #580 of 1,584 statewide, top 37%, 1,105 students, 27% FRL); Tallmadge Middle School (math 62% / reading 64%, grade B+, #233 of 654 statewide, top 36%, 559 students, 21% FRL); Tallmadge High School (math 52% / reading 67%, grade C+, #243 of 781 statewide, top 33%, 800 students, 16% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $122k; list at $285k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,839 (41.5% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.59% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.14%
• DSCR: 0.64
• GRM: 14.2

CMA / ARV

• ARV (median comp): $368,685
• List price: $285,000
• Delta: -22.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
969 East Ave	0.61mi	3/1.0	1,282 (+0%)	5mo	$190,000	$148	67
106 Timothy Dr	0.38mi	3/2.0	1,278 (+0%)	15mo	$250,000	$196	65
294 Milton Dr	0.60mi	3/2.0	1,300 (+2%)	2mo	$320,000	$246	63
943 Howard Dr	0.53mi	3/2.5	1,274 (-0%)	8mo	$275,000	$216	62
266 Barnes Dr	0.57mi	3/1.5	1,358 (+6%)	2mo	$289,900	$213	59
617 Northeast Ave	0.75mi	4/2.0 (+1)	1,300 (+2%)	3mo	$297,500	$229	50
134 Maca Dr	0.68mi	3/1.0	1,326 (+4%)	14mo	$220,000	$166	50
63 Ernest Dr	0.70mi	3/1.0	1,188 (-7%)	13mo	$290,000	$244	45
825 Penn Wood Dr	0.53mi	4/2.0 (+1)	1,174 (-8%)	14mo	$300,000	$256	41
556 Timothy Dr	0.55mi	3/2.0	1,444 (+13%)	12mo	$296,000	$205	38
340 Greenbriar Dr	0.74mi	3/2.0	1,180 (-8%)	15mo	$246,000	$208	36
48 N Alling Rd	0.55mi	3/2.0	1,461 (+14%)	15mo	$240,000	$164	34

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: -32.3%
• Equity multiple: -0.06×
• Total profit: $-84,224
• Equity at exit: $42,494

10-year hold

• IRR: -37.5%
• Equity multiple: -0.53×
• Total profit: $-122,348
• Equity at exit: $24,642

Cash invested: $79,800 (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 44278

• Active inventory: 55
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$246 /mo · $2,956/yr
• Insurance: −$119
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-597

Break-even live

Break-even rent $2,424

Max offer price $179,509

Occupancy floor —

Sensitivity live

Price	-10% $-436	-5% $-516	+0% $-597	+5% $-678	+10% $-758
Rent	-10% $-729	-5% $-663	+0% $-597	+5% $-531	+10% $-465
Rate	-1.0pp $-454	-0.5pp $-525	base $-597	+0.5pp $-671	+1.0pp $-746

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
447 Northeast Ave Tallmadge, OH	1.0–2.0	1.0–2.0	970	$1,650	$1.70	15d	1	0.82mi
120 North Ave Tallmadge, OH	2.0	1.0	1022	$1,060	$1.04	15d	1	1.11mi

Listing history 16 events

1. 2026-05-16
   status Pending 1255-char remark
2. 2026-05-15
   status Active 1255-char remark
3. 2026-05-15
   status Pending 1255-char remark
4. 2026-05-14
   price $285,000 1255-char remark
5. 2026-05-14
   listed $295,000 Active 1255-char remark
6. 2026-03-12
   price $294,900
7. 2026-03-06
   price $299,900
8. 2026-02-17
   listed $305,000 Active
9. 2024-12-05
   soldstatus $122,000
10. 2014-02-14
    soldstatus $117,900

    Show marketing remark (490 chars)

    Recently updated and Great Looking Ranch style home New Carpet, New interior paint, New windows, New Appliances. Fenced backyard. Large Basement. WOW! Lots to offer! Great Value! Sold As-Is. No seller paid inspections or repairs. Offer must have earnest money as a Cashiers Check to the Listing Agency with buyer named as the remitter. Need preapproval or proof of funds documentation. No exceptions. This property is eligible under the Freddie Mac First Look Initiative through 12/21/2013.

11. 2013-12-06
    listed $114,900

    Show marketing remark (490 chars)

    Recently updated and Great Looking Ranch style home New Carpet, New interior paint, New windows, New Appliances. Fenced backyard. Large Basement. WOW! Lots to offer! Great Value! Sold As-Is. No seller paid inspections or repairs. Offer must have earnest money as a Cashiers Check to the Listing Agency with buyer named as the remitter. Need preapproval or proof of funds documentation. No exceptions. This property is eligible under the Freddie Mac First Look Initiative through 12/21/2013.

12. 2004-07-23
    soldstatus $140,000
13. 2004-07-23
    soldstatus $140,000
14. 2004-06-04
    listed $149,900
15. 2004-05-31
    historical
16. 2003-11-26
    listed $154,900

ⓘ 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: $2,956 · $246/mo
• Projected year-2 tax: $3,701 · $308/mo
• Expected delta: +$745/yr (+$62/mo · 25.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,021
• − Mortgage interest: −$15,964
• − Property taxes: −$2,956
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$8,291
• Taxable loss: −$12,485
• Est. tax savings @ 24.0%: +$2,996
• After-tax cash flow: $-4,169/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: Tallmadge City
• NCES district ID: 3904488
• Math proficiency: 61% ▼ -12.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $58,665
• Composite: 53.56/100
• National rank: #1443
• State rank: #244 of 656 in OH

Livability — Tallmadge

• Score: 84/100
• State rank: #51
• US rank: #730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallmadge, OH
• County: Summit County · 440,783 people
• City population: 18,424
• Metro: Akron, OH
• Population (ZIP): 18,424
• Household income: $90,120
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 245.0

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 (86%)
• Race & ethnicity: White 86% Asian 7% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · India, Canada, Guatemala
• Languages at home: 93% English-only · Other Indo-European 5% Spanish 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: ▼ -206.68%
• Current HPI: 212.1393
• Rent YoY: —
• Metro: Akron, 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

+84.0% since first listed

16 events — show timeline

• 2026-05-16 Pending — MLSNOW
• 2026-05-15 Relisted — MLSNOW
• 2026-05-15 Pending — MLSNOW
• 2026-05-14 Price Changed $285,000 MLSNOW
• 2026-05-14 Listed $295,000 MLSNOW
• 2026-03-12 Price Changed $294,900 MLSNOW
• 2026-03-06 Price Changed $299,900 MLSNOW
• 2026-02-17 Listed $305,000 MLSNOW
• 2024-12-05 Sold (Public Records) $122,000 Public Records
• 2014-02-14 Sold (MLS) $117,900 MLSNOW
• 2013-12-06 Listed $114,900 MLSNOW
• 2004-07-23 Sold (Public Records) $140,000 Public Records
• 2004-07-23 Sold (MLS) $140,000 MLSNOW
• 2004-06-04 Listed $149,900 MLSNOW
• 2004-05-31 Listing Removed — MLSNOW
• 2003-11-26 Listed $154,900 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $2,956 · +0.2% YoY. Source: county tax records.