Ashton Plan · Aurora, OH 44202

$341,990

3 bd · 2.5 ba · 1,854 sqft · Townhouse · 952 Days on market

Good condition

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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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

Key facts

• 2 garage spots
• Listed 952 days

🏗️ New construction. The $341,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $404,374.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $342k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-489 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (14.7% below list).
• Recommended offer: $292k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.5% in Aurora — 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 75/100 on livability (#258 in OH, #4,104 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Aurora City (suburban): math 79% / reading 84% proficiency, ranked #35 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 30% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 952 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $291,877 (14.7% 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. It's been on market 952 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $404,374
• List price: $341,990
• Delta: -15.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
870 Dipper Ln #2	0.00mi	3/2.5	1,910 (+3%)	3mo	$329,500	$173	93
885 Dipper Ln #1	0.05mi	3/2.5	1,910 (+3%)	1mo	$374,500	$196	92
950-4 Memory Ln	0.22mi	3/2.5	1,854 (0%)	2mo	$399,990	$216	88
835-2 Dipper Ln	0.06mi	3/2.5	2,112 (+14%)	3mo	$380,000	$180	72
855-2 Dipper Ln	0.06mi	3/2.5	2,126 (+15%)	2mo	$375,000	$176	71
950-1 Memory Ln	0.21mi	3/2.5	2,054 (+11%)	1mo	$430,000	$209	71
950-2 Memory Ln	0.22mi	3/2.5	2,054 (+11%)	2mo	$420,000	$204	70
950-5 Memory Ln	0.19mi	3/2.5	2,054 (+11%)	4mo	$430,000	$209	70
950-3 Memory Ln	0.22mi	3/2.5	2,064 (+11%)	3mo	$412,000	$200	69
965-1 Memory Ln	0.18mi	3/2.5	2,064 (+11%)	5mo	$435,000	$211	68
970-2 Memory Ln	0.21mi	3/2.5	2,126 (+15%)	0mo	$381,800	$180	66
250 Sandover Dr	0.75mi	2/2.0 (-1)	1,693 (-9%)	2mo	$385,000	$227	42

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-96,608
• Equity at exit: $60,293

10-year hold

• IRR: -21.1%
• Equity multiple: -0.10×
• Total profit: $-124,025
• Equity at exit: $34,963

Cash invested: $113,225 (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 44202

• Active inventory: 135
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,919 medium
• Mortgage (P&I): −$2,121
• Tax est. 1.5%: −$505 /mo · $6,066/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-489

Break-even live

Break-even rent $3,537

Max offer price $333,657

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: $101,093
• Closing costs: $12,131
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7340 Ferris ST Aurora, OH	3.0	1.0–3.0	1138	$3,230	$2.84	1d	1	0.57mi
1177 Moneta Ave Aurora, OH	4.0	2.0	1660	$2,500	$1.51	43d	1	1.12mi

Listing history 28 events

1. 2026-06-18
   days on market $341,990 Active 952 DOM
2. 2026-06-17
   days on market $341,990 Active 951 DOM
3. 2026-06-16
   days on market $341,990 Active 950 DOM
4. 2026-06-15
   days on market $341,990 Active 949 DOM
5. 2026-06-14
   days on market $341,990 Active 947 DOM
6. 2026-06-10
   days on market $341,990 Active 944 DOM
7. 2026-06-09
   days on market $341,990 Active 943 DOM
8. 2026-06-08
   days on market $341,990 Active 942 DOM
9. 2026-06-07
   days on market $341,990 Active 941 DOM
10. 2026-06-03
    days on market $341,990 Active 937 DOM
11. 2026-06-02
    days on market $341,990 Active 936 DOM
12. 2026-06-01
    days on market $341,990 Active 935 DOM
13. 2026-05-31
    days on market $341,990 Active 934 DOM
14. 2026-05-31
    days on market $341,990 Active 933 DOM
15. 2025-11-09
    price $341,990 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

16. 2025-10-18
    price $399,990 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

17. 2025-10-10
    price $430,980 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

18. 2025-09-30
    price $440,880 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

19. 2025-09-19
    price $414,990 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

20. 2025-07-26
    price $419,740 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

21. 2025-07-23
    price $414,990 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

22. 2025-07-12
    price $437,775 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

23. 2025-06-26
    price $437,370 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

24. 2025-02-05
    price $414,405 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

25. 2025-01-26
    price $409,405 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

26. 2024-10-04
    price $332,990 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

27. 2024-04-03
    price $330,990 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

28. 2023-11-10
    listed $323,990 Active 333-char remark

    Show marketing remark (333 chars)

    The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,025
• − Mortgage interest: −$22,651
• − Property taxes: −$6,066
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$11,764
• Taxable loss: −$13,081
• Est. tax savings @ 24.0%: +$3,139
• After-tax cash flow: $-2,725/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It is ready for immediate occupancy and would benefit from landscaping and smart home integration to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Aurora City
• NCES district ID: 3904917
• Math proficiency: 79% ▼ -7.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $81,791
• Composite: 71.93/100
• National rank: #213
• State rank: #35 of 656 in OH

Livability — Aurora

• Score: 75/100
• State rank: #258
• US rank: #4104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, OH
• County: Portage · 165,699 people
• City population: 22,857
• Metro: Akron, OH
• Population (ZIP): 22,857
• Household income: $116,556
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 4.9

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 (87%)
• Race & ethnicity: White 87% Asian 4% Two or more races 4% Black 3%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 2% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -270.23%
• Current HPI: 186.4919
• 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

+5.6% since first listed

14 events — show timeline

• 2025-11-09 Price Changed $341,990 Zillow
• 2025-10-18 Price Changed $399,990 Zillow
• 2025-10-10 Price Changed $430,980 Zillow
• 2025-09-30 Price Changed $440,880 Zillow
• 2025-09-19 Price Changed $414,990 Zillow
• 2025-07-26 Price Changed $419,740 Zillow
• 2025-07-23 Price Changed $414,990 Zillow
• 2025-07-12 Price Changed $437,775 Zillow
• 2025-06-26 Price Changed $437,370 Zillow
• 2025-02-05 Price Changed $414,405 Zillow
• 2025-01-26 Price Changed $409,405 Zillow
• 2024-10-04 Price Changed $332,990 Zillow
• 2024-04-03 Price Changed $330,990 Zillow
• 2023-11-10 Listed $323,990 Zillow