3466 Magnolia Ln · Green, OH 44685

$305,000

4 bd · 2.5 ba · 1,824 sqft · SingleFamily public records · 58 Days on market

Built 2022 2,613 sqft lot $128/mo HOA · 6% of rent

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely beautiful Townhouse in a phenomenal location! Move right into this picture perfect 4-bedroom, 2.5 bath end-unit home located in the highly desirable Forest Lakes community of Green. Gracious home with amazing flow, generous open floor plan and warm neutral décor. Bright eat-in kitchen with white shaker cabinets, granite countertops, large island and stainless-steel appliances. Gracious living room. Large master bedroom with a huge walk-in closet and private bath. Three more bedrooms on the second floor with another full bath. Laundry room and half bath on the main floor. 2-car attached garage.  Located in the award-winning Green Local School District and just minutes

Key facts

• Large island
• Eat-in kitchen
• Granite countertops

Tags

• FOREST LAKES COMMUNITY
• EAT-IN KITCHEN
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• LARGE ISLAND
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (25.8% below list).
• Recommended offer: $226k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.7% in Green — 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 87/100 on livability (#31 in OH, #281 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, employment A+; Watch: commute F.
• Green Local (suburban): math 75% / reading 74% proficiency, ranked #90 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 182 active listings in the ZIP; 1 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

• It's been on market 58 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,221 (25.8% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-62,838
• Equity at exit: $45,476

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-72,086
• Equity at exit: $26,371

Cash invested: $85,400 (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 44685

• Active inventory: 182
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$127
• HOA: −$128
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-210

Break-even live

Break-even rent $2,528

Max offer price $267,885

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3472 Bushwillow Dr Green, OH	3.0	2.5	1645	$2,475	$1.50	23d	1	0.11mi

HOA detail

• Monthly dues: $128 · $1,536/yr

Listing history 11 events

1. 2026-06-18
   price $305,000 Active 58 DOM
2. 2026-06-18
   days on market $314,900 Active 58 DOM
3. 2026-06-17
   days on market $314,900 Active 57 DOM
4. 2026-06-16
   days on market $314,900 Active 56 DOM
5. 2026-06-15
   days on market $314,900 Active 55 DOM
6. 2026-06-13
   days on market $314,900 Active 53 DOM
7. 2026-06-12
   days on market $314,900 Active 52 DOM
8. 2026-06-09
   days on market $314,900 Active 49 DOM
9. 2026-06-08
   days on market $314,900 Active 48 DOM
10. 2026-06-08
    remarks 687-char remark
11. 2026-06-08
    listed $314,900 Active 47 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: $1,713 · $143/mo
• Projected year-2 tax: $3,235 · $270/mo
• Expected delta: +$1,523/yr (+$127/mo · 88.9%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,147
• − Mortgage interest: −$17,085
• − Property taxes: −$1,713
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$1,536
• − Depreciation: −$8,873
• Taxable loss: −$7,928
• Est. tax savings @ 24.0%: +$1,903
• After-tax cash flow: $-618/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: Green Local
• NCES district ID: 3905001
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 74% ▼ -7.00%
• Median HH income: $63,973
• Composite: 64.45/100
• National rank: #542
• State rank: #90 of 656 in OH

Livability — Green

• Score: 87/100
• State rank: #31
• US rank: #281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green, OH
• County: Summit County · 440,783 people
• City population: 50,124
• Metro: Akron, OH
• Population (ZIP): 28,794
• Household income: $102,773
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 403.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 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: ▼ -197.59%
• Current HPI: 217.2906
• 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

1 event — show timeline

• 2026-04-21 Listed $314,900 MLSNOW

Property tax history

+197.4%/yr

Latest (2025): $1,713 · +87.1% YoY. Source: county tax records.