1271 Tallmadge Rd · Brimfield, OH 44240

$85,000

3 bd · 1.5 ba · 1,258 sqft · SingleFamily public records · 6 Days on market

Built 1920 0.35 ac lot ↓ 29% since listing

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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 +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this investor-friendly property offering 1,258 sq ft of living space. The 3-bedroom, 1.5-bath, has a unique layout that may offer potential for reconfiguration. The main level features a living room with believed-to-be original wood flooring, a dining room, full bathroom, and a kitchen that opens to the dining area, with a combined kitchen/laundry space. The second level includes the bedrooms and a half bath, with flexibility depending on how the space is reimagined. Major updates include the roof (estimated 2019) and furnace (estimated 2020), along with central A/C. The home is serviced by well water and public sewer. Outside, enjoy a deck overlooking a quiet rear y

Key facts

• Unique layout
• Storage shed
• Major updates

Tags

• UNIQUE LAYOUT
• ORIGINAL WOOD FLOORING
• COMBINED KITCHEN LAUNDRY SPACE
• MAJOR UPDATES
• DECK OVERLOOKING REAR YARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Public sewer; Well water
• Home design: 2-story residence; Above-grade finished area reported as 1,258 (source: assessor)
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Covered front porch; Deck; Awnings; Shed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Unfinished basement
• Laundry & utility: Laundry located in kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads 68/100 on livability (#584 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Field Local (rural): math 65% / reading 66% proficiency, ranked #198 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• At $2,499/mo this rent would consume 52% of the median local household income ($58k/yr) (locally 2634% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1920 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.94% ✓
• Cap rate: 24.90%
• Cash-on-cash: 66.44%
• DSCR: 3.96
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: 70.2%
• Equity multiple: 4.37×
• Total profit: $80,146
• Equity at exit: $12,674

10-year hold

• IRR: 75.4%
• Equity multiple: 10.34×
• Total profit: $222,194
• Equity at exit: $7,349

Cash invested: $23,800 (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 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,318

Break-even live

Break-even rent $831

Max offer price $85,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,366	-5% $1,342	+0% $1,318	+5% $1,294	+10% $1,270
Rent	-10% $1,120	-5% $1,219	+0% $1,318	+5% $1,416	+10% $1,515
Rate	-1.0pp $1,360	-0.5pp $1,339	base $1,318	+0.5pp $1,296	+1.0pp $1,273

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Huckleberry Ln Kent, OH	2.0	2.0	1620	$2,947	$1.82	14d	1	0.27mi
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	14d	1	0.47mi

Listing history 14 events

1. 2026-06-14
   pricestatusdays on market $85,000 Pending 6 DOM
2. 2026-06-10
   days on market $99,900 Active 5 DOM
3. 2026-06-09
   days on market $99,900 Active 4 DOM
4. 2026-06-08
   days on market $99,900 Active 3 DOM
5. 2026-06-07
   statusdays on marketlisting id $99,900 Active 2 DOM
6. 2026-06-05
   days on market $99,900 Contingent 30 DOM
7. 2026-06-03
   days on market $99,900 Contingent 29 DOM
8. 2026-06-02
   days on market $99,900 Contingent 28 DOM
9. 2026-06-01
   days on market $99,900 Contingent 27 DOM
10. 2026-05-31
    days on market $99,900 Contingent 26 DOM
11. 2026-05-31
    days on market $99,900 Contingent 25 DOM
12. 2026-05-18
    price $99,900 882-char remark
13. 2026-05-09
    price $109,900 882-char remark
14. 2026-05-05
    listed $119,900 Active 882-char remark

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,985
• − Mortgage interest: −$4,761
• − Property taxes: −$2,102
• − Insurance: −$425
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$2,473
• Taxable income: $15,426
• Est. tax owed @ 24.0%: −$3,702
• After-tax cash flow: $12,110/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: Field Local
• NCES district ID: 3904919
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $54,727
• Composite: 56.09/100
• National rank: #1183
• State rank: #198 of 656 in OH

Livability — Brimfield

• Score: 68/100
• State rank: #584
• US rank: #9960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimfield, OH
• County: Portage County · 70,400 people
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• 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

-29.1% since first listed

8 events — show timeline

• 2026-06-12 Pending — MLSNOW
• 2026-06-10 Price Changed $85,000 MLSNOW
• 2026-06-05 Listing Removed — MLSNOW
• 2026-06-05 Listed $99,900 MLSNOW
• 2026-05-23 Contingent — MLSNOW
• 2026-05-18 Price Changed $99,900 MLSNOW
• 2026-05-09 Price Changed $109,900 MLSNOW
• 2026-05-05 Listed $119,900 MLSNOW

Property tax history

+11.8%/yr

Latest (2025): $2,102 · +36.8% YoY. Source: county tax records.