2055-2059 Bryn Mawr Dr · Stow, OH 44224

$299,900

4 bd · 3.0 ba · 1,900 sqft · MultiFamily public records · 159 Days on market

Built 1969 0.46 ac lot Est $277k · 8% over

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Why this score? — see what drove the C 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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +5.3/10.0
• Rent growth +4.6/5.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Wonderful side-by-side duplex in Stow, Ohio! 2 beds, 2 full bathrooms, 1 car attached garage per side. Long-term tenants! Radon systems on both sides & gutter guards installed. 2055 has new laminate flooring throughout main living area. 2055 also features new carpet in hallway and bedrooms. Furnace 2019 & hot water tank 2015! Unit 2059 has no major updates but has been well taken care of! Don't miss out on your opportunity to add this gem to your portfolio, call today to schedule your private showing before this one is SOLD!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Annual tax amount: $4,338 (2024)
• Financial info: Gross annual income: $26,400; Unit rents: one unit at $1,250/month and another at $950/month

Exterior

• Parking: Attached garage; 2 garage spaces; Has carport
• Utilities: Public water; Public sewer
• Home design: 2-story building; One building on the lot
• Construction: Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Aluminum siding; Lot is 0.46 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 2-bedroom units (both leased)
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Full unfinished basement; Total of 14 rooms
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive. Per door: $170/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.5% in Stow — 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 (#217 in OH, #3,390 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Stow-Munroe Falls City School District (suburban): math 58% / reading 64% proficiency, ranked #247 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.6%/yr); 113 active listings in the ZIP; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 41% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $9k 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 + 8.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $245k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $277,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2094-2096 King Dr	0.16mi	4/2.0	1,792 (-6%)	22mo	$245,000	$137	60
4424-4428 Timberdale Dr	0.59mi	4/2.0	1,984 (+4%)	3mo	$290,000	$146	59
4407-4411 Larkdale Dr	0.74mi	4/2.0	1,900 (0%)	9mo	$316,000	$166	54

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $966
• Equity at exit: $44,716

10-year hold

• IRR: 14.5%
• Equity multiple: 2.44×
• Total profit: $120,701
• Equity at exit: $25,930

Cash invested: $83,972 (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 44224

• Rents YoY: 8.6%
• Active inventory: 113
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $3,243 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$356 /mo · $4,270/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $509

Break-even live

Break-even rent $2,599

Max offer price $299,900

Occupancy floor 79%

Sensitivity live

Price	-10% $678	-5% $593	+0% $509	+5% $424	+10% $339
Rent	-10% $252	-5% $380	+0% $509	+5% $637	+10% $765
Rate	-1.0pp $660	-0.5pp $585	base $509	+0.5pp $431	+1.0pp $352

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$3,243
Total (3 units)			$3,243

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-15
   days on market $299,900 Active 159 DOM
2. 2026-06-14
   days on market $299,900 Active 157 DOM
3. 2026-06-10
   days on market $299,900 Active 154 DOM
4. 2026-06-09
   days on market $299,900 Active 153 DOM
5. 2026-06-08
   days on market $299,900 Active 152 DOM
6. 2026-06-07
   days on market $299,900 Active 151 DOM
7. 2026-06-03
   remarks 351-char remark
8. 2026-06-03
   listed $299,900 Active 147 DOM

ⓘ 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: $4,270 · $356/mo
• Projected year-2 tax: $4,474 · $373/mo
• Expected delta: +$204/yr (+$17/mo · 4.8%)

ⓘ 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 2/10 Low 6 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,916
• − Mortgage interest: −$16,799
• − Property taxes: −$4,270
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − Depreciation: −$8,724
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $5,767/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: Stow-Munroe Falls City School District
• NCES district ID: 3904483
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $64,663
• Composite: 53.29/100
• National rank: #1488
• State rank: #247 of 656 in OH

Livability — Stow

• Score: 76/100
• State rank: #217
• US rank: #3390

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: Stow, OH
• County: Summit County · 440,783 people
• City population: 39,200
• Metro: Akron, OH
• Population (ZIP): 39,200
• Household income: $94,287
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1165.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Other Asian/Pacific 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: ▼ -218.72%
• Current HPI: 208.3063
• Rent YoY: ▲ 8.56%
• 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

+141.9% since first listed

14 events — show timeline

• 2026-06-03 Relisted — MLSNOW
• 2026-03-02 Price Changed $299,900 MLSNOW
• 2025-11-19 Listed $309,900 MLSNOW
• 2024-01-31 Sold (Public Records) $245,000 Public Records
• 2024-01-31 Sold (MLS) $245,000 MLSNOW
• 2024-01-15 Pending — MLSNOW
• 2024-01-12 Listed $250,900 MLSNOW
• 2016-09-15 Sold (Public Records) $150,000 Public Records
• 2016-09-15 Sold (MLS) $150,000 MLSNOW
• 2016-09-03 Pending — MLSNOW
• 2016-08-02 Contingent — MLSNOW
• 2016-06-29 Price Changed $158,000 MLSNOW
• 2016-05-06 Listed $162,500 MLSNOW
• 1993-02-12 Sold (Public Records) $124,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,270 · -1.6% YoY. Source: county tax records.