5872 Main St · Peninsula, OH 44264

$250,000

2 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 10 Days on market

Built 1919 0.89 ac lot Est $248k · at est.

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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).

• Cash flow +12.0/30.0
• ARV discount +7.2/15.0
• Appreciation +6.2/10.0
• Schools +4.6/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don’t Miss This Charming Peninsula Valley Home with Stunning Views and Endless Potential. Nestled on nearly an acre of scenic land in the heart of the beautiful Peninsula Valley, this 2-bedroom, 1-bath home offers a rare opportunity to own property in one of Northeast Ohio’s most desirable locations. Situated on a quiet dead-end street, the home features a serene backyard that borders the Cuyahoga River and offers picturesque winter views of Boston Mills Ski Slopes. Whether you're an outdoor enthusiast, investor, or someone looking to create their dream home, this location is unmatched. Enjoy immediate access to the Cuyahoga Valley National Park, Metro Parks, the historic Ohio & Erie Canal Towpath Trail, and nearby hiking and biking trails. You're also just minutes from charming downtown Peninsula, Szalay’s Farm & Market, local restaurants, shops, and popular ski resorts including Boston Mills and Brandywine. While the home is in need of renovation, it offers solid fundamentals and recent updates including: Newer roof (2024) - Furnace (2020) - Hot water tank (recent) This is a perfect opportunity for a homeowner ready to put their personal touch on a beautiful property. Don't miss your chance to transform this hidden gem into something truly special.

Key facts

• Nearly an acre
• Newer roof
• 0.89 acre lot

Tags

• NEARLY AN ACRE
• QUIET DEAD-END STREET
• BORDERS THE CUYAHOGA RIVER
• HIKING AND BIKING PATHS
• NEW SEPTIC SYSTEM PLANNED
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-61 ($-726/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.7% below list).
• Recommended offer: $203k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#707 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, crime F, amenities F.
• Woodridge Local (rural): math 49% / reading 59% proficiency, ranked #379 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Woodridge Elementary School (math 53% / reading 59%, grade C+, #766 of 1,584 statewide, top 49%, 861 students, 48% FRL); Woodridge Middle School (math 40% / reading 54%, grade D+, #451 of 654 statewide, top 70%, 424 students, 47% FRL); Woodridge High School (math 57% / reading 77%, grade B, #137 of 781 statewide, top 19%, 637 students, 28% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.4% local appreciation)).
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $208k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $203,179 (18.7% 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 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 0.81% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $248,230
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5872 Main St	0.00mi	2/1.0	1,205 (0%)	1mo	$248,000	$206	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.26×
• Total profit: $18,054
• Equity at exit: $103,688

10-year hold

• IRR: 8.1%
• Equity multiple: 2.15×
• Total profit: $80,167
• Equity at exit: $153,319

Cash invested: $70,000 (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 44264

• Home prices YoY: 1.1%
• Active inventory: 25
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-61

Break-even live

Break-even rent $2,108

Max offer price $239,307

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $10	+0% $-61	+5% $-131	+10% $-202
Rent	-10% $-221	-5% $-141	+0% $-61	+5% $20	+10% $100
Rate	-1.0pp $65	-0.5pp $3	base $-61	+0.5pp $-125	+1.0pp $-191

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-13
   status Pending
2. 2026-04-02
   listed $250,000 Active
3. 2025-11-05
   soldstatus $207,500
4. 2025-11-04
   soldstatus $207,500 Closed 1301-char remark

   Show marketing remark (1301 chars)

   Don’t Miss This Charming Peninsula Valley Home with Stunning Views and Endless Potential. Nestled on nearly an acre of scenic land in the heart of the beautiful Peninsula Valley, this 2-bedroom, 1-bath home offers a rare opportunity to own property in one of Northeast Ohio’s most desirable locations. Situated on a quiet dead-end street, the home features a serene backyard that borders the Cuyahoga River and offers picturesque winter views of Boston Mills Ski Slopes. Whether you're an outdoor enthusiast, investor, or someone looking to create their dream home, this location is unmatched. Enjoy immediate access to the Cuyahoga Valley National Park, Metro Parks, the historic Ohio & Erie Canal Towpath Trail, and nearby hiking and biking trails. You're also just minutes from charming downtown Peninsula, Szalay’s Farm & Market, local restaurants, shops, and popular ski resorts including Boston Mills and Brandywine. While the home is in need of renovation, it offers solid fundamentals and recent updates including: Newer roof (2024) - Furnace (2020) - Hot water tank (recent) This is a perfect opportunity for a homeowner ready to put their personal touch on a beautiful property. Don't miss your chance to transform this hidden gem into something truly special.

5. 2025-10-31
   status Pending 1301-char remark

   Show marketing remark (1301 chars)

   Don’t Miss This Charming Peninsula Valley Home with Stunning Views and Endless Potential. Nestled on nearly an acre of scenic land in the heart of the beautiful Peninsula Valley, this 2-bedroom, 1-bath home offers a rare opportunity to own property in one of Northeast Ohio’s most desirable locations. Situated on a quiet dead-end street, the home features a serene backyard that borders the Cuyahoga River and offers picturesque winter views of Boston Mills Ski Slopes. Whether you're an outdoor enthusiast, investor, or someone looking to create their dream home, this location is unmatched. Enjoy immediate access to the Cuyahoga Valley National Park, Metro Parks, the historic Ohio & Erie Canal Towpath Trail, and nearby hiking and biking trails. You're also just minutes from charming downtown Peninsula, Szalay’s Farm & Market, local restaurants, shops, and popular ski resorts including Boston Mills and Brandywine. While the home is in need of renovation, it offers solid fundamentals and recent updates including: Newer roof (2024) - Furnace (2020) - Hot water tank (recent) This is a perfect opportunity for a homeowner ready to put their personal touch on a beautiful property. Don't miss your chance to transform this hidden gem into something truly special.

6. 2025-10-22
   historical Contingent 1301-char remark

   Show marketing remark (1301 chars)

   Don’t Miss This Charming Peninsula Valley Home with Stunning Views and Endless Potential. Nestled on nearly an acre of scenic land in the heart of the beautiful Peninsula Valley, this 2-bedroom, 1-bath home offers a rare opportunity to own property in one of Northeast Ohio’s most desirable locations. Situated on a quiet dead-end street, the home features a serene backyard that borders the Cuyahoga River and offers picturesque winter views of Boston Mills Ski Slopes. Whether you're an outdoor enthusiast, investor, or someone looking to create their dream home, this location is unmatched. Enjoy immediate access to the Cuyahoga Valley National Park, Metro Parks, the historic Ohio & Erie Canal Towpath Trail, and nearby hiking and biking trails. You're also just minutes from charming downtown Peninsula, Szalay’s Farm & Market, local restaurants, shops, and popular ski resorts including Boston Mills and Brandywine. While the home is in need of renovation, it offers solid fundamentals and recent updates including: Newer roof (2024) - Furnace (2020) - Hot water tank (recent) This is a perfect opportunity for a homeowner ready to put their personal touch on a beautiful property. Don't miss your chance to transform this hidden gem into something truly special.

7. 2025-10-18
   listed $250,000 Active 1301-char remark

   Show marketing remark (1301 chars)

   Don’t Miss This Charming Peninsula Valley Home with Stunning Views and Endless Potential. Nestled on nearly an acre of scenic land in the heart of the beautiful Peninsula Valley, this 2-bedroom, 1-bath home offers a rare opportunity to own property in one of Northeast Ohio’s most desirable locations. Situated on a quiet dead-end street, the home features a serene backyard that borders the Cuyahoga River and offers picturesque winter views of Boston Mills Ski Slopes. Whether you're an outdoor enthusiast, investor, or someone looking to create their dream home, this location is unmatched. Enjoy immediate access to the Cuyahoga Valley National Park, Metro Parks, the historic Ohio & Erie Canal Towpath Trail, and nearby hiking and biking trails. You're also just minutes from charming downtown Peninsula, Szalay’s Farm & Market, local restaurants, shops, and popular ski resorts including Boston Mills and Brandywine. While the home is in need of renovation, it offers solid fundamentals and recent updates including: Newer roof (2024) - Furnace (2020) - Hot water tank (recent) This is a perfect opportunity for a homeowner ready to put their personal touch on a beautiful property. Don't miss your chance to transform this hidden gem into something truly special.

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,453 · $288/mo
• Expected delta: +$447/yr (+$37/mo · 14.9%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% 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 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,381
• − Mortgage interest: −$14,004
• − Property taxes: −$3,005
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$7,273
• Taxable loss: −$5,052
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $486/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: Woodridge Local
• NCES district ID: 3904997
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $52,564
• Composite: 46.31/100
• National rank: #2475
• State rank: #379 of 656 in OH

Livability — Peninsula

• Score: 65/100
• State rank: #707
• US rank: #12741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Summit · 539,389 people
• City population: 3,599
• Metro: Akron, OH
• Population (ZIP): 3,599
• Household income: $118,277
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 4.3

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 (82%)
• Race & ethnicity: White 82% Asian 15% Two or more races 3%
• Common ancestry: Romanian 6% Subsaharan African 1% Italian 1%
• Foreign-born: 9% · China, Vietnam, Canada
• Languages at home: 87% English-only · Chinese 8% Other Asian/Pacific 1% 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: ▲ 2.37%
• Current HPI: 210.2233
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-13 Pending — MLSNOW
• 2026-04-02 Listed $250,000 MLSNOW
• 2025-11-05 Sold (Public Records) $207,500 Public Records
• 2025-11-04 Sold (MLS) $207,500 MLSNOW
• 2025-10-31 Pending — MLSNOW
• 2025-10-22 Contingent — MLSNOW
• 2025-10-18 Listed $250,000 MLSNOW

Property tax history

+6.0%/yr

Latest (2025): $3,005 · -0.7% YoY. Source: county tax records.