3798 State Route 183 · Atwater, OH 44272

$89,900

4 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 229 Days on market

Built 1901 2.00 ac lot $61/sqft · 64% below area ↓ 32% 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 +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

Key facts

• 2 acre lot
• Parking
• Built 1901

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#795 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Southeast Local (rural): math 54% / reading 58% proficiency, ranked #334 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; solid renter incomes; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. Crime grade is D 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?
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: 1.64% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.1

CMA / ARV

• ARV (median comp): $246,890
• List price: $89,900
• Delta: -63.59%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.2%
• Equity multiple: 1.69×
• Total profit: $17,434
• Equity at exit: $13,404

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $56,526
• Equity at exit: $7,773

Cash invested: $25,172 (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 44272

• Active inventory: 18
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $502

Break-even live

Break-even rent $843

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $89,900 Pending 229 DOM
2. 2026-06-08
   days on market $89,900 Active 229 DOM
3. 2026-06-07
   days on market $89,900 Active 228 DOM
4. 2026-06-05
   pricedays on market $89,900 Active 225 DOM
5. 2026-06-03
   days on market $95,000 Active 224 DOM
6. 2026-06-02
   days on market $95,000 Active 223 DOM
7. 2026-06-01
   days on market $95,000 Active 222 DOM
8. 2026-05-31
   days on market $95,000 Active 221 DOM
9. 2026-05-30
   days on market $95,000 Active 220 DOM
10. 2026-05-01
    price $95,000 108-char remark

    Show marketing remark (108 chars)

    Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

11. 2026-03-06
    price $99,900 108-char remark

    Show marketing remark (108 chars)

    Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

12. 2026-02-04
    price $109,900 108-char remark

    Show marketing remark (108 chars)

    Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

13. 2025-12-31
    price $119,900 108-char remark

    Show marketing remark (108 chars)

    Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

14. 2025-12-01
    price $129,900 108-char remark

    Show marketing remark (108 chars)

    Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

15. 2025-10-21
    listed $139,900 Active 108-char remark

    Show marketing remark (108 chars)

    Century home on 2 acres offers 4 bedrooms, 2 baths, large living room, den, enclosed porch and large pantry.

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 · 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: $17,733
• − Mortgage interest: −$5,036
• − Property taxes: −$1,882
• − Insurance: −$450
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$2,615
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,841/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: Southeast Local
• NCES district ID: 3904922
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $58,353
• Composite: 48.55/100
• National rank: #2114
• State rank: #334 of 656 in OH

Livability — Atwater

• Score: 64/100
• State rank: #795
• US rank: #14542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• Metro: Akron, OH
• Population (ZIP): 6,064
• Household income: $81,468
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 4.6

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1% Other Indo-European 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: ▼ -108.71%
• Current HPI: 199.4321
• 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

-32.1% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $95,000 MLSNOW
• 2026-03-06 Price Changed $99,900 MLSNOW
• 2026-02-04 Price Changed $109,900 MLSNOW
• 2025-12-31 Price Changed $119,900 MLSNOW
• 2025-12-01 Price Changed $129,900 MLSNOW
• 2025-10-21 Listed $139,900 MLSNOW

Property tax history

+7.8%/yr

Latest (2025): $1,882 · +2.3% YoY. Source: county tax records.