126 Fairview Ave · Wadsworth, OH 44281

$158,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 4 Days on market

Built 1917 7,230 sqft lot Est $209k · 25% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• Schools +6.5/10.0
• 1% rule +6.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into timeless charm with this beautifully preserved Colonial in the heart of Wadsworth. Rich in character and craftsmanship, this 3-bedroom, 1-bath Century Home showcases stunning original woodwork, soaring ceilings in the living room, and classic plank flooring in the dining room and kitchen. The spacious kitchen and large dining room provide plenty of room for gathering and entertaining while maintaining the home's historic appeal. The full bath features a charming clawfoot tub, adding to the home's vintage character. Outside, you'll find a generously sized backyard designed for relaxation and enjoyment, complete with two decks and a walking path leading to a productive grapevine tha

Key facts

• Soaring ceilings
• Two decks
• Plank flooring

Tags

• ORIGINAL WOODWORK
• SOARING CEILINGS
• PLANK FLOORING
• CLAWFOOT TUB
• GENEROUSLY SIZED BACKYARD
• TWO DECKS

Property features AI

Exterior

• Parking: No garage; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 1,144
• Construction: Vinyl siding and wood siding; Asphalt/fiberglass roof
• Exterior features: Deck; Lot approximately 0.166 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 9.1% vs local median 3.3% in Wadsworth — 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 82/100 on livability (#74 in OH, #1,136 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wadsworth City (suburban): math 74% / reading 77% proficiency, ranked #83 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 35y 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 $103k; list at $158k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,000

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $209,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Ohio Ave	0.10mi	3/1.5	1,207 (+6%)	4mo	$184,900	$153	81
119 Park St	0.15mi	4/2.0 (+1)	1,170 (+2%)	7mo	$226,000	$193	74
268 E Walnut St	0.42mi	4/1.0 (+1)	1,128 (-1%)	7mo	$120,000	$106	67
217 E Bergey St	0.55mi	2/1.0 (-1)	1,132 (-1%)	1mo	$160,000	$141	67
131 Baird Ave	0.44mi	4/1.0 (+1)	1,123 (-2%)	6mo	$220,000	$196	66
349 Elm St	0.39mi	3/1.0	1,036 (-9%)	3mo	$190,000	$183	64
174 W Prospect St	0.62mi	3/1.0	1,160 (+1%)	7mo	$174,050	$150	62
200 Baird Ave	0.51mi	3/2.0	1,215 (+6%)	6mo	$250,000	$206	57
242 E Walnut St	0.41mi	2/2.0 (-1)	1,044 (-9%)	3mo	$170,000	$163	55
273 E Boyer St	0.36mi	3/2.0	1,275 (+12%)	8mo	$305,000	$239	54
184 Baldwin St	0.73mi	3/1.0	1,056 (-8%)	1mo	$215,000	$204	52
5 Stover Ct	0.61mi	2/2.0 (-1)	1,293 (+13%)	0mo	$110,000	$85	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,816
• Equity at exit: $23,558

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $29,044
• Equity at exit: $13,661

Cash invested: $44,240 (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 44281

• Active inventory: 135
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$829
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $374

Break-even live

Break-even rent $1,323

Max offer price $158,000

Occupancy floor 74%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 1st St Wadsworth, OH	2.0	2.0	1150	$1,950	$1.70	20d	1	0.31mi
285 Water St Unit down Wadsworth, OH	2.0	1.0	750	$1,300	$1.73	7d	1	0.33mi
149 Meadowcreek Dr Wadsworth, OH	2.0	2.5	1100	$1,616	$1.47	1d	1	1.14mi
466 S Kaser Dr Unit 468 Wadsworth, OH	3.0	1.0	1500	$1,250	$0.83	43d	1	1.43mi
478 S Kaser Dr Unit 478 Wadsworth, OH	2.0	1.0	1000	$1,450	$1.45	10d	1	1.45mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $158,000 Pending 4 DOM
2. 2026-06-15
   days on market $158,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $158,000 Active 1 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: $1,805 · $150/mo
• Projected year-2 tax: $2,135 · $178/mo
• Expected delta: +$330/yr (+$27/mo · 18.3%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,544
• − Mortgage interest: −$8,850
• − Property taxes: −$1,805
• − Insurance: −$790
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,596
• Taxable income: $2,055
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $3,989/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: Wadsworth City
• NCES district ID: 3910029
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $62,397
• Composite: 65.1/100
• National rank: #499
• State rank: #83 of 656 in OH

Livability — Wadsworth

• Score: 82/100
• State rank: #74
• US rank: #1136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadsworth, OH
• County: Medina County · 145,517 people
• City population: 34,704
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,704
• Household income: $89,131
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 597.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -148.82%
• Current HPI: 253.1502
• Rent YoY: —
• 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

+251.9% since first listed

8 events — show timeline

• 2026-06-12 Listed $158,000 MLSNOW
• 2000-03-30 Sold (Public Records) $103,000 Public Records
• 2000-03-10 Listing Removed — MLSNOW
• 1999-09-09 Listed $107,900 MLSNOW
• 1995-06-29 Sold (Public Records) $87,500 Public Records
• 1995-05-19 Listed $89,900 MLSNOW
• 1991-06-07 Sold (Public Records) $42,000 Public Records
• 1991-04-12 Listed $44,900 MLSNOW

Property tax history

+3.2%/yr

Latest (2025): $1,805 · +7.5% YoY. Source: county tax records.