2092 Holmes Dr · Twinsburg, OH 44087

$125,000

2 bd · 1.0 ba · 1,562 sqft · SingleFamily public records · 1 Days on market

Built 1956 4.94 ac lot ↓ 22% 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 +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Location! Twinsburg! Look at this fantastic property opportunity! 4.94 ACRES! This property is nestled back at the end of Holmes Drive offering a secluded 2 Bedroom/1 bath Ranch home on acreage just short of 5 Acres! Beautiful wooded lot! Renovate the home to your liking or knock down and Build to Suit! The existing home on the property is in need of full renovation, good bones- with some TLC, bring this gem back to life! The existing home offers a large living room area with woodburning fireplace, open layout, private dining room, Large Kitchen, 2 full bedrooms, first floor laundry/utility area, closets, bonus room, one full bathroom and nice sized enclosed back patio a

Key facts

• 4.94 acre lot
• Built 1956

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Well water; Septic system
• Home design: Single-story home; Above-grade living area about 1,562 (public records)
• Construction: Asphalt/fiberglass roof; Year built per public records
• Exterior features: Rear porch; Lot about 4.94 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating
• Interior features: Fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.9% vs local median 3.7% in Twinsburg — 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 81/100 on livability (#95 in OH, #1,475 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Twinsburg City (suburban): math 67% / reading 75% proficiency, ranked #119 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $296,780
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9261 Gettysburg Dr	0.19mi	3/2.0 (+1)	1,604 (+3%)	19mo	$295,000	$184	62
9415 Lawnfield Dr	0.43mi	3/2.0 (+1)	1,448 (-7%)	1mo	$340,000	$235	58
9402 Gettysburg Dr	0.24mi	3/1.5 (+1)	1,512 (-3%)	23mo	$310,000	$205	58
9410 Hyde Park Dr	0.40mi	3/2.0 (+1)	1,556 (-0%)	23mo	$266,000	$171	52
1981 Presidential Pkwy	0.39mi	3/1.5 (+1)	1,700 (+9%)	21mo	$210,000	$124	42
9097 Gettysburg Dr	0.47mi	3/2.0 (+1)	1,754 (+12%)	8mo	$214,000	$122	41
9082 Merryvale Dr	0.68mi	2/2.0	1,451 (-7%)	16mo	$295,000	$203	39
8807 Gettysburg Dr	0.68mi	3/2.0 (+1)	1,606 (+3%)	22mo	$323,500	$201	36
8838 Gettysburg Dr	0.67mi	3/2.5 (+1)	1,658 (+6%)	24mo	$315,000	$190	28

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,488
• Equity at exit: $18,638

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $49,061
• Equity at exit: $10,808

Cash invested: $35,000 (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 44087

• Active inventory: 67
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$310 /mo · $3,720/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $481

Break-even live

Break-even rent $1,288

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2639 Arbor Glen Dr Twinsburg, OH	1.0–2.0	1.0–2.0	1019	$1,735	$1.70	1d	17	0.99mi
2617 Aubrey Ln Twinsburg, OH	2.0	2.0	1326	$2,328	$1.76	16d	1	1.09mi
9214 Blueberry Ln Macedonia, OH	3.0	1.5	1176	$1,500	$1.28	20d	1	1.28mi

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-19
   listed $125,000 Active
3. 2026-04-25
   status Active
4. 2026-04-25
   historical
5. 2025-11-11
   status Pending
6. 2025-10-29
   listed $160,000 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: $3,720 · $310/mo
• Projected year-2 tax: $3,720 · $310/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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,759
• − Mortgage interest: −$7,002
• − Property taxes: −$3,720
• − Insurance: −$625
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$3,636
• Taxable income: $4,135
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,777/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: Twinsburg City
• NCES district ID: 3905007
• Math proficiency: 67% ▼ -17.00%
• Reading proficiency: 75% ▼ -8.00%
• Median HH income: $70,356
• Composite: 62.11/100
• National rank: #711
• State rank: #119 of 656 in OH

Livability — Twinsburg

• Score: 81/100
• State rank: #95
• US rank: #1475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twinsburg, OH
• County: Summit County · 440,783 people
• City population: 22,185
• Metro: Akron, OH
• Population (ZIP): 22,185
• Household income: $99,270
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 607.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Black 20% Asian 9% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Italian 1% Lithuanian 1%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 4% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -175.18%
• Current HPI: 193.7614
• 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

-21.9% since first listed

6 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-05-19 Listed $125,000 MLSNOW
• 2026-04-25 Relisted — MLSNOW
• 2026-04-25 Listing Removed — MLSNOW
• 2025-11-11 Pending — MLSNOW
• 2025-10-29 Listed $160,000 MLSNOW

Property tax history

+2.7%/yr

Latest (2025): $3,720 · -0.9% YoY. Source: county tax records.