4047 John St · Atwater, OH 44201

$99,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 44 Days on market

Built 1901 0.47 ac lot $103/sqft · 45% below area Est $182k · 45% under ↓ 9% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you seeking a lucrative investment opportunity? Look no further than 4047 John Street in Randolph Township. This property boasts a solid foundation, awaiting your personal touch. With 972 sq ft of living space, it requires some renovation and repair but offers immense potential. Situated on nearly half an acre of land, it provides seamless access to the Randolph Community Park. Upon entry, a spacious mudroom awaits, followed by a large living room. The floor plan flows effortlessly, leading to the dining room and a compact kitchen in need of refurbishment. The dining room also grants access to the one-car garage and a serene three-season room, perfect for relaxation and taking in the su

Key facts

• Spacious mudroom
• Large living room
• Dining room

Tags

• NEARLY HALF AN ACRE
• SPACIOUS MUDROOM
• LARGE LIVING ROOM
• DINING ROOM
• COMPACT KITCHEN
• SERENE THREE-SEASON ROOM

Property features AI

Exterior

• Parking: Driveway with gravel; Detached 1-car garage
• Utilities: Public sewer; Well water
• Home design: Single-story home
• Construction: Built (year per public records); Asphalt/fiberglass roof; Vinyl siding construction
• Exterior features: Vinyl siding; Shed(s); Dead-end lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet in sunroom, living room, dining room, and one bedroom; Wood flooring in two bedrooms; Linoleum in kitchen
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil heating; Ceiling fan(s) for cooling
• Interior features: Sunroom; Partial basement
• Laundry & utility: Has heating (oil)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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.
• Waterloo Local (rural): math 53% / reading 56% proficiency, ranked #356 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $181,526
• List price: $99,900
• Delta: -44.97%
• 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: 8.7%
• Equity multiple: 1.34×
• Total profit: $9,530
• Equity at exit: $14,895

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $41,367
• Equity at exit: $8,638

Cash invested: $27,972 (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 44201

• Home prices YoY: -31.3%
• Active inventory: 19
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $404

Break-even live

Break-even rent $797

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 44 DOM
2. 2026-06-17
   days on market $99,900 Active 43 DOM
3. 2026-06-16
   days on market $99,900 Active 42 DOM
4. 2026-06-15
   days on market $99,900 Active 41 DOM
5. 2026-06-14
   days on market $99,900 Active 39 DOM
6. 2026-06-13
   days on market $99,900 Active 38 DOM
7. 2026-06-10
   days on market $99,900 Active 36 DOM
8. 2026-06-09
   days on market $99,900 Active 35 DOM
9. 2026-06-08
   days on market $99,900 Active 34 DOM
10. 2026-06-07
    days on market $99,900 Active 33 DOM
11. 2026-06-02
    days on market $99,900 Active 28 DOM
12. 2026-06-01
    days on market $99,900 Active 27 DOM
13. 2026-05-31
    days on market $99,900 Active 26 DOM
14. 2026-05-30
    days on market $99,900 Active 25 DOM
15. 2026-05-14
    price $99,900 1014-char remark
16. 2026-05-05
    listed $109,900 Active 1014-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: $773 · $64/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$393/yr (+$33/mo · 50.8%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,706
• − Mortgage interest: −$5,596
• − Property taxes: −$773
• − Insurance: −$500
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,906
• Taxable income: $3,419
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $4,028/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: Waterloo Local
• NCES district ID: 3904924
• Math proficiency: 53% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $58,703
• Composite: 47.34/100
• National rank: #2295
• State rank: #356 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): 6,928
• Household income: $77,264
• Rent vs Own: 16.6% rent · 83.4% own

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 (95%)
• Race & ethnicity: White 95% Two or more races 2%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 2%
• Foreign-born: 0%

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: ▼ -103.37%
• Current HPI: 227.0695
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $99,900 MLSNOW
• 2026-05-05 Listed $109,900 MLSNOW

Property tax history

+0.2%/yr

Latest (2025): $773 · +0.3% YoY. Source: county tax records.