1065 Ashwood · Medina, OH 44256

$250,000

3 bd · 2.5 ba · 2,156 sqft · SingleFamily public records · 4 Days on market

Built 1998 0.43 ac lot Est $382k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1998

Property features AI

Exterior

• Home design: Single-family residence at 1065 Ashwood, Medina, OH 44256

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.2% below list).
• Recommended offer: $212k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% in Medina — 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 76/100 on livability (#209 in OH, #3,302 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Medina City SD (suburban): math 70% / reading 74% proficiency, ranked #115 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.2%/yr); 360 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y ago 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.
• Current owner paid $29k; list at $250k implies a 762% gain — meaningful room to come down on a strong offer.

Recommended offer $211,927 (15.2% 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. 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. 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?
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: 0.85% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $381,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Ashwood	0.00mi	3/2.5	2,156 (0%)	1mo	$260,000	$121	99
980 Hickory Grove Ave	0.24mi	3/2.5	2,110 (-2%)	9mo	$475,000	$225	78
815 Beechwood Dr	0.31mi	3/2.5	2,292 (+6%)	17mo	$290,000	$127	61
4594 Ledgewood Dr	0.32mi	4/2.5 (+1)	2,040 (-5%)	14mo	$394,000	$193	60
1168 N Jefferson St #13	0.38mi	3/2.5	1,924 (-11%)	10mo	$310,000	$161	56
749 Lindenwood Ln	0.40mi	3/2.5	1,876 (-13%)	5mo	$283,500	$151	55
4014 Sacramento Blvd	0.69mi	4/3.5 (+1)	2,099 (-3%)	2mo	$300,000	$143	52
4652 Ledgewood Dr	0.35mi	4/2.5 (+1)	1,906 (-12%)	9mo	$295,000	$155	52
4054 Sacramento Blvd	0.61mi	3/3.5	2,266 (+5%)	10mo	$400,000	$177	50
360 Forest Meadows Dr	0.39mi	4/2.5 (+1)	1,862 (-14%)	12mo	$330,000	$177	44
4168 Sequoia Dr	0.46mi	4/2.0 (+1)	1,836 (-15%)	9mo	$350,000	$191	40
4022 Stonegate Dr	0.67mi	4/2.5 (+1)	1,966 (-9%)	11mo	$389,000	$198	40

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-49,110
• Equity at exit: $37,276

10-year hold

• IRR: -10.3%
• Equity multiple: 0.34×
• Total profit: $-46,248
• Equity at exit: $21,615

Cash invested: $70,000 (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 44256

• Rents YoY: 4.2%
• Active inventory: 360
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$435 /mo · $5,220/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-176

Break-even live

Break-even rent $2,342

Max offer price $218,913

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 Birch Hill Dr #30 Medina, OH	3.0	2.5	1750	$1,960	$1.12	23d	1	1.41mi
218 E Smith Rd Medina, OH	4.0	2.5	1596	$1,650	$1.03	20d	1	1.49mi

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   listed $250,000 Active
3. 1996-10-25
   soldstatus $29,000
4. 1996-05-26
   historical
5. 1995-05-25
   listed $39,950

ⓘ 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: $5,220 · $435/mo
• Projected year-2 tax: $5,220 · $435/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 ≥97°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: $25,431
• − Mortgage interest: −$14,004
• − Property taxes: −$5,220
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$7,273
• Taxable loss: −$6,384
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $-579/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: Medina City SD
• NCES district ID: 3904438
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $69,725
• Composite: 62.9/100
• National rank: #661
• State rank: #115 of 656 in OH

Livability — Medina

• Score: 76/100
• State rank: #209
• US rank: #3302

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: Medina, OH
• County: Medina County · 145,517 people
• City population: 64,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 64,924
• Household income: $99,923
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 919.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -191.25%
• Current HPI: 257.2597
• Rent YoY: ▲ 4.16%
• 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

+525.8% since first listed

5 events — show timeline

• 2026-04-13 Pending — MLSNOW
• 2026-04-09 Listed $250,000 MLSNOW
• 1996-10-25 Sold (Public Records) $29,000 Public Records
• 1996-05-26 Listing Removed — MLSNOW
• 1995-05-25 Listed $39,950 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $5,220 · +25.5% YoY. Source: county tax records.