196 Northwest Ave · Tallmadge, OH 44278

$69,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 111 Days on market

Built 1883 0.49 ac lot $72/sqft · 69% below area

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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 +5.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Tallmadge! Opportunity awaits at 196 Northwest Ave ? a true fixer-upper ready for a full renovation. This property has been designated as a historical site, offering unique character and restoration potential for the right buyer. Ideal for investors, flippers, or restoration enthusiasts looking to bring new life to a classic home. Property is being sold as-is. Bring your vision and unlock the possibilities!

Key facts

• Full renovation
• Fixer-upper
• 0.49 acre lot

Tags

• FULL RENOVATION
• RESTORATION POTENTIAL
• FIXER-UPPER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.0% 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.
• Market conditions: 55 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent is only 17% of the median local income ($90k/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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.83% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 4.6

CMA / ARV

• ARV (median comp): $225,517
• List price: $69,000
• Delta: -69.40%
• 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
390 Smith Dr	0.49mi	3/1.5 (+1)	1,056 (+10%)	24mo	$280,000	$265	33
114 Parmelee Dr	0.73mi	3/1.0 (+1)	864 (-10%)	20mo	$140,000	$162	27

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $16,047
• Equity at exit: $10,288

10-year hold

• IRR: 28.6%
• Equity multiple: 3.55×
• Total profit: $49,249
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$362
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $426

Break-even live

Break-even rent $723

Max offer price $69,000

Occupancy floor 61%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 W Overdale Dr Tallmadge, OH	2.0	1.0–1.5	1000	$1,200	$1.20	13d	8	0.04mi
181 W Overdale Dr Unit C Tallmadge, OH	2.0	1.0	1050	$1,150	$1.10	43d	1	0.09mi
120 North Ave Tallmadge, OH	2.0	1.0	1022	$1,060	$1.04	14d	1	0.46mi
447 Northeast Ave Tallmadge, OH	1.0–2.0	1.0–2.0	970	$1,650	$1.70	13d	1	0.94mi
72 S Thomas Rd Unit 12 Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	14d	1	0.97mi
72 S Thomas Rd Tallmadge, OH	2.0	1.5	1100	$1,295	$1.18	43d	1	0.97mi
1207 Hunters Lake Dr W Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	864	$1,472	$1.70	13d	19	1.08mi
1446 Alphada Ave Akron, OH	2.0	1.0	500	$950	$1.90	43d	2	1.23mi
1305 Buckingham Gate Blvd Cuyahoga Falls, OH	1.0–2.0	1.0–2.0	894	$1,650	$1.84	13d	1	1.26mi
1444 Hyde Park Ave Akron, OH	3.0	1.0	1104	$1,395	$1.26	14d	1	1.42mi
1064 Clyde Ave Cuyahoga Falls, OH	1.0	1.0	625	$904	$1.45	14d	2	1.48mi
1050 Brittain Rd Akron, OH	1.0	1.0	700	$785	$1.12	43d	1	1.49mi
1044 Brittain Rd Unit 1050 Akron, OH	1.0	1.0	700	$785	$1.12	43d	1	1.49mi
1635 Bronson Rd Akron, OH	3.0	1.0	1110	$1,245	$1.12	14d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $69,000 Active 111 DOM
2. 2026-06-17
   days on market $69,000 Active 110 DOM
3. 2026-06-16
   days on market $69,000 Active 109 DOM
4. 2026-06-15
   days on market $69,000 Active 108 DOM
5. 2026-06-14
   days on market $69,000 Active 106 DOM
6. 2026-06-13
   days on market $69,000 Active 105 DOM
7. 2026-06-10
   days on market $69,000 Active 103 DOM
8. 2026-06-09
   days on market $69,000 Active 102 DOM
9. 2026-06-08
   days on market $69,000 Active 101 DOM
10. 2026-06-07
    days on market $69,000 Active 100 DOM
11. 2026-06-05
    days on market $69,000 Active 97 DOM
12. 2026-06-03
    days on market $69,000 Active 96 DOM
13. 2026-06-02
    days on market $69,000 Active 95 DOM
14. 2026-06-01
    days on market $69,000 Active 94 DOM
15. 2026-05-31
    days on market $69,000 Active 93 DOM
16. 2026-05-31
    days on market $69,000 Active 92 DOM
17. 2026-02-27
    listed $69,000 Active 431-char remark

    Show marketing remark (431 chars)

    Investor Special in Tallmadge! Opportunity awaits at 196 Northwest Ave ? a true fixer-upper ready for a full renovation. This property has been designated as a historical site, offering unique character and restoration potential for the right buyer. Ideal for investors, flippers, or restoration enthusiasts looking to bring new life to a classic home. Property is being sold as-is. Bring your vision and unlock the possibilities!

18. 2024-08-23
    historical $1,100
19. 2024-08-14
    listed $1,100
20. 2024-05-22
    historical $1,100
21. 2024-04-16
    listed $1,100
22. 2024-03-27
    historical $875
23. 2024-03-27
    listed $875
24. 2024-03-13
    historical $875
25. 2024-02-29
    listed $875
26. 2023-11-15
    historical $875
27. 2023-11-14
    listed $875
28. 2023-10-14
    historical $875
29. 2023-10-12
    listed $875
30. 2023-08-13
    historical $875
31. 2023-08-11
    listed $875
32. 2022-03-08
    price $875

ⓘ 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: $2,170 · $181/mo
• Projected year-2 tax: $2,170 · $181/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 3/10 Moderate 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: $15,156
• − Mortgage interest: −$3,865
• − Property taxes: −$2,170
• − Insurance: −$345
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,007
• Taxable income: $4,343
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $4,073/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

+6172.7% since first listed

16 events — show timeline

• 2026-02-27 Listed $69,000 MLSNOW
• 2024-08-23 Rental Removed $1,100 TURBOTENANT
• 2024-08-14 Listed for Rent $1,100 TURBOTENANT
• 2024-05-22 Rental Removed $1,100 TURBOTENANT
• 2024-04-16 Listed for Rent $1,100 TURBOTENANT
• 2024-03-27 Rental Removed $875 TURBOTENANT
• 2024-03-27 Listed for Rent $875 TURBOTENANT
• 2024-03-13 Rental Removed $875 TURBOTENANT
• 2024-02-29 Listed for Rent $875 TURBOTENANT
• 2023-11-15 Rental Removed $875 TURBOTENANT
• 2023-11-14 Listed for Rent $875 TURBOTENANT
• 2023-10-14 Rental Removed $875 TURBOTENANT
• 2023-10-12 Listed for Rent $875 TURBOTENANT
• 2023-08-13 Rental Removed $875 TURBOTENANT
• 2023-08-11 Listed for Rent $875 TURBOTENANT
• 2022-03-08 Price Changed $875 RENT.

Property tax history

+6.3%/yr

Latest (2025): $2,170 · +0.2% YoY. Source: county tax records.