228 Hartman Rd · Wadsworth, OH 44281

$159,000

3 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 3 Days on market

Built 1940 2.00 ac lot Est $282k · 44% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.9/10.0
• Schools +6.5/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Great Investment Opportunity! This property is bursting with potential for the right buyer. In need of some updates, but offers a fantastic opportunity to renovate, flip, or add to your rental portfolio. Priced with condition in mind—bring your vision and turn this diamond in the rough into a profitable investment. City Water and City Sewer are a huge impact on value and available to be connected. City water is already connected.

Key facts

• 2 acre lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.9% vs local median 3.3% in Wadsworth — 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 82/100 on livability (#74 in OH, #1,136 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Wadsworth City (suburban): math 74% / reading 77% proficiency, ranked #83 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Overlook Elementary School (math 82% / reading 82%, grade A+, #116 of 1,584 statewide, top 9%, 378 students, 20% FRL); Wadsworth Middle School (math 73% / reading 74%, grade A, #99 of 654 statewide, top 16%, 671 students, 21% FRL); Wadsworth High School (math 68% / reading 83%, grade A-, #65 of 781 statewide, top 8%, 1,623 students, 16% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 136 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 471 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1940 — 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 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $282,464
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Hartman Rd	0.00mi	3/1.5	1,552 (0%)	1mo	$170,000	$110	100
880 Archwood Rd	0.32mi	3/1.5	1,596 (+3%)	17mo	$240,000	$150	66
854 Longbrook Dr	0.63mi	3/2.5	1,560 (+0%)	4mo	$298,000	$191	63
122 Overlook Ave	0.49mi	3/2.0	1,410 (-9%)	1mo	$324,000	$230	59
846 Longbrook Dr	0.61mi	3/3.5	1,594 (+3%)	1mo	$365,000	$229	58
134 Summit St	0.66mi	3/1.5	1,473 (-5%)	22mo	$226,000	$153	42
323 Oak St	0.74mi	3/2.0	1,514 (-2%)	21mo	$239,000	$158	42
326 Elm St	0.74mi	3/1.0	1,472 (-5%)	19mo	$185,000	$126	39
171 Baird Ave	0.56mi	3/2.0	1,324 (-15%)	14mo	$241,000	$182	36
922 Longbrook Dr	0.68mi	3/2.5	1,638 (+6%)	23mo	$315,000	$192	36

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,379
• Equity at exit: $23,707

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $26,038
• Equity at exit: $13,747

Cash invested: $44,520 (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 44281

• Active inventory: 136
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$243 /mo · $2,911/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $351

Break-even live

Break-even rent $1,446

Max offer price $159,000

Occupancy floor 76%

Sensitivity live

Price	-10% $441	-5% $396	+0% $351	+5% $306	+10% $261
Rent	-10% $201	-5% $276	+0% $351	+5% $425	+10% $500
Rate	-1.0pp $431	-0.5pp $391	base $351	+0.5pp $309	+1.0pp $267

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Meadowcreek Dr Wadsworth, OH	2.0	2.5	1100	$1,616	$1.47	3d	1	0.40mi
172 1st St Wadsworth, OH	2.0	2.0	1150	$1,950	$1.70	22d	1	0.73mi
600 Grant Allen Way Wadsworth, OH	1.0–3.0	1.0–2.0	1016	$1,875	$1.84	3d	9	0.98mi
487 Sparrow Way Unit A Wadsworth, OH	3.0	2.5	1525	$1,795	$1.18	45d	1	1.19mi

Listing history 3 events

1. 2026-02-22
   status Pending
2. 2026-02-18
   price $159,000
3. 2026-02-18
   listed $150,000 Active

ⓘ 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: $2,911 · $243/mo
• Projected year-2 tax: $2,911 · $243/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,682
• − Mortgage interest: −$8,906
• − Property taxes: −$2,911
• − Insurance: −$795
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,625
• Taxable income: $1,815
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,772/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: Wadsworth City
• NCES district ID: 3910029
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $62,397
• Composite: 65.1/100
• National rank: #499
• State rank: #83 of 656 in OH

Livability — Wadsworth

• Score: 82/100
• State rank: #74
• US rank: #1136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadsworth, OH
• County: Medina County · 145,517 people
• City population: 34,704
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,704
• Household income: $89,131
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 597.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 0%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.82%
• Current HPI: 253.1502
• Rent YoY: —
• Metro: Cleveland-Elyria, 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

+6.0% since first listed

3 events — show timeline

• 2026-02-22 Pending — MLSNOW
• 2026-02-18 Price Changed $159,000 MLSNOW
• 2026-02-18 Listed $150,000 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $2,911 · +5.1% YoY. Source: county tax records.