2269 Sherwin Dr · Twinsburg, OH 44087

$264,900

3 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 128 Days on market

Built 1962 0.34 ac lot $206/sqft · 7% below area Est $286k · 7% under

---

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 +10.9/15.0
• Cash flow +8.1/30.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A nice 4-bedroom, 1.5-bathroom bi-level in the heart of Twinsburg. City Point of sale compliant and ready for you to move in! The interior boasts new fresh neutral paint and plush new carpeting throughout, providing a clean and inviting canvas for your personal style. Three nice size bedrooms and a full bath are on the main floor. A large kitchen over looking a dining area and front room top off the upper level. The lower level has an additional bedroom, rec room or office. Just outside the bedroom is an additional bathroom and laundry area. The lower level does have a walkout to the back yard. The home is situated close to parks, shopping and entertainment. Furnace/ AC (2008) Roof (2007) Siding (2021).

Key facts

• Close to parks
• Rec room
• Dining area

Tags

• LARGE KITCHEN
• DINING AREA
• REC ROOM
• WALKOUT TO BACK YARD
• CLOSE TO PARKS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (26.9% below list).
• Recommended offer: $194k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Twinsburg — 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 81/100 on livability (#95 in OH, #1,475 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Twinsburg City (suburban): math 67% / reading 75% proficiency, ranked #119 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 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.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; list at $265k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $193,637 (26.9% 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 128 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.73% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.4

CMA / ARV

• ARV (median comp): $286,263
• List price: $264,900
• Delta: -7.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2283 Sherwin Dr	0.03mi	3/1.5	1,276 (-1%)	10mo	$255,000	$200	89
9933 Cynthia Dr	0.18mi	3/2.0	1,276 (-1%)	5mo	$268,000	$210	85
2366 Haverhill Rd	0.20mi	3/2.5	1,248 (-3%)	15mo	$300,000	$240	70
10064 Darrow Rd	0.40mi	3/2.0	1,258 (-2%)	13mo	$300,000	$238	65
9999 Belmeadow Dr	0.69mi	3/1.5	1,322 (+3%)	14mo	$294,500	$223	52
1939 Westwood Dr	0.65mi	3/1.0	1,326 (+3%)	15mo	$230,000	$173	50
2577 Post Rd	0.62mi	3/1.0	1,418 (+10%)	23mo	$262,000	$185	32
9992 Belmeadow Dr	0.71mi	3/1.0	1,414 (+10%)	20mo	$252,000	$178	31

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-59,116
• Equity at exit: $39,497

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-72,324
• Equity at exit: $22,904

Cash invested: $74,172 (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 44087

• Active inventory: 67
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$284 /mo · $3,413/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-254

Break-even live

Break-even rent $2,258

Max offer price $219,991

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2487 Warren Pkwy Unit 3 Twinsburg, OH	3.0	1.5	1292	$1,900	$1.47	44d	1	0.42mi
9976 Darrow Rd Apt 6 Twinsburg, OH	3.0	1.5	1034	$1,500	$1.45	44d	1	0.42mi
9976 Darrow Rd Twinsburg, OH	3.0	1.5	1050	$1,400	$1.33	44d	1	0.42mi
1879 Hillsdale Dr Twinsburg, OH	3.0	1.0	988	$1,859	$1.88	1d	1	0.72mi
2617 Aubrey Ln Twinsburg, OH	2.0	2.0	1326	$2,328	$1.76	16d	1	1.19mi
2639 Arbor Glen Dr Twinsburg, OH	1.0–2.0	1.0–2.0	1019	$1,735	$1.70	1d	17	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $264,900 Active 128 DOM
2. 2026-06-17
   days on market $264,900 Active 127 DOM
3. 2026-06-16
   days on market $264,900 Active 126 DOM
4. 2026-06-15
   days on market $264,900 Active 125 DOM
5. 2026-06-14
   days on market $264,900 Active 123 DOM
6. 2026-06-10
   days on market $264,900 Active 120 DOM
7. 2026-06-09
   days on market $264,900 Active 119 DOM
8. 2026-06-08
   days on market $264,900 Active 118 DOM
9. 2026-06-07
   days on market $264,900 Active 117 DOM
10. 2026-06-05
    days on market $264,900 Active 114 DOM
11. 2026-06-03
    days on market $264,900 Active 113 DOM
12. 2026-06-02
    days on market $264,900 Active 112 DOM
13. 2026-06-01
    days on market $264,900 Active 111 DOM
14. 2026-05-31
    days on market $264,900 Active 110 DOM
15. 2026-05-31
    days on market $264,900 Active 109 DOM
16. 2026-05-01
    price $283,900 714-char remark

    Show marketing remark (714 chars)

    A nice 4-bedroom, 1.5-bathroom bi-level in the heart of Twinsburg. City Point of sale compliant and ready for you to move in! The interior boasts new fresh neutral paint and plush new carpeting throughout, providing a clean and inviting canvas for your personal style. Three nice size bedrooms and a full bath are on the main floor. A large kitchen over looking a dining area and front room top off the upper level. The lower level has an additional bedroom, rec room or office. Just outside the bedroom is an additional bathroom and laundry area. The lower level does have a walkout to the back yard. The home is situated close to parks, shopping and entertainment. Furnace/ AC (2008) Roof (2007) Siding (2021).

17. 2026-03-19
    status Active 714-char remark

    Show marketing remark (714 chars)

    A nice 4-bedroom, 1.5-bathroom bi-level in the heart of Twinsburg. City Point of sale compliant and ready for you to move in! The interior boasts new fresh neutral paint and plush new carpeting throughout, providing a clean and inviting canvas for your personal style. Three nice size bedrooms and a full bath are on the main floor. A large kitchen over looking a dining area and front room top off the upper level. The lower level has an additional bedroom, rec room or office. Just outside the bedroom is an additional bathroom and laundry area. The lower level does have a walkout to the back yard. The home is situated close to parks, shopping and entertainment. Furnace/ AC (2008) Roof (2007) Siding (2021).

18. 2026-03-13
    historical Contingent 714-char remark

    Show marketing remark (714 chars)

    A nice 4-bedroom, 1.5-bathroom bi-level in the heart of Twinsburg. City Point of sale compliant and ready for you to move in! The interior boasts new fresh neutral paint and plush new carpeting throughout, providing a clean and inviting canvas for your personal style. Three nice size bedrooms and a full bath are on the main floor. A large kitchen over looking a dining area and front room top off the upper level. The lower level has an additional bedroom, rec room or office. Just outside the bedroom is an additional bathroom and laundry area. The lower level does have a walkout to the back yard. The home is situated close to parks, shopping and entertainment. Furnace/ AC (2008) Roof (2007) Siding (2021).

19. 2026-03-09
    price $294,900 714-char remark

    Show marketing remark (714 chars)

    A nice 4-bedroom, 1.5-bathroom bi-level in the heart of Twinsburg. City Point of sale compliant and ready for you to move in! The interior boasts new fresh neutral paint and plush new carpeting throughout, providing a clean and inviting canvas for your personal style. Three nice size bedrooms and a full bath are on the main floor. A large kitchen over looking a dining area and front room top off the upper level. The lower level has an additional bedroom, rec room or office. Just outside the bedroom is an additional bathroom and laundry area. The lower level does have a walkout to the back yard. The home is situated close to parks, shopping and entertainment. Furnace/ AC (2008) Roof (2007) Siding (2021).

20. 2026-02-10
    listed $300,000 Active 714-char remark

    Show marketing remark (714 chars)

    A nice 4-bedroom, 1.5-bathroom bi-level in the heart of Twinsburg. City Point of sale compliant and ready for you to move in! The interior boasts new fresh neutral paint and plush new carpeting throughout, providing a clean and inviting canvas for your personal style. Three nice size bedrooms and a full bath are on the main floor. A large kitchen over looking a dining area and front room top off the upper level. The lower level has an additional bedroom, rec room or office. Just outside the bedroom is an additional bathroom and laundry area. The lower level does have a walkout to the back yard. The home is situated close to parks, shopping and entertainment. Furnace/ AC (2008) Roof (2007) Siding (2021).

21. 2013-03-31
    soldstatus $143,000 723-char remark

    Show marketing remark (723 chars)

    Great Home/Great Location. This home has everything you need. All major updates have been done. 2008 new A/C and furnace, new driveway and garage floor, new shed, 2007 new roof, 2004 new siding and picture window. The kitchen has ample cabinets, granite counter tops(2012) and a breakfast bar. Both the living and dining rooms have vaulted ceilings. The first floor is completed by 3 bedrooms and a full bath. The lower level features a family/media room, half bath and large laundry room/mud room. Outside you will find a large landscaped yard with a patio for entertaining. Easy access to Solon Cleveland and Hudson make this an ideal location. Do not miss this opportunity. $1,000 carpet allowance with acceptable offer.

22. 2013-03-08
    soldstatus $143,000
23. 2012-10-23
    listed $149,900 723-char remark

    Show marketing remark (723 chars)

    Great Home/Great Location. This home has everything you need. All major updates have been done. 2008 new A/C and furnace, new driveway and garage floor, new shed, 2007 new roof, 2004 new siding and picture window. The kitchen has ample cabinets, granite counter tops(2012) and a breakfast bar. Both the living and dining rooms have vaulted ceilings. The first floor is completed by 3 bedrooms and a full bath. The lower level features a family/media room, half bath and large laundry room/mud room. Outside you will find a large landscaped yard with a patio for entertaining. Easy access to Solon Cleveland and Hudson make this an ideal location. Do not miss this opportunity. $1,000 carpet allowance with acceptable offer.

24. 2009-06-26
    soldstatus $146,900
25. 2009-06-26
    soldstatus $144,775
26. 2009-05-22
    listed $152,900

ⓘ 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: $3,413 · $284/mo
• Projected year-2 tax: $3,773 · $314/mo
• Expected delta: +$360/yr (+$30/mo · 10.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,236
• − Mortgage interest: −$14,839
• − Property taxes: −$3,413
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$7,706
• Taxable loss: −$7,764
• Est. tax savings @ 24.0%: +$1,863
• After-tax cash flow: $-1,187/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: Twinsburg City
• NCES district ID: 3905007
• Math proficiency: 67% ▼ -17.00%
• Reading proficiency: 75% ▼ -8.00%
• Median HH income: $70,356
• Composite: 62.11/100
• National rank: #711
• State rank: #119 of 656 in OH

Livability — Twinsburg

• Score: 81/100
• State rank: #95
• US rank: #1475

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: Twinsburg, OH
• County: Summit County · 440,783 people
• City population: 22,185
• Metro: Akron, OH
• Population (ZIP): 22,185
• Household income: $99,270
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 607.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Black 20% Asian 9% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Italian 1% Lithuanian 1%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 4% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -175.18%
• Current HPI: 193.7614
• Rent YoY: —
• 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

+85.7% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $283,900 MLSNOW
• 2026-03-19 Relisted — MLSNOW
• 2026-03-13 Contingent — MLSNOW
• 2026-03-09 Price Changed $294,900 MLSNOW
• 2026-02-10 Listed $300,000 MLSNOW
• 2013-03-31 Sold (MLS) $143,000 MLSNOW
• 2013-03-08 Sold (Public Records) $143,000 Public Records
• 2012-10-23 Listed $149,900 MLSNOW
• 2009-06-26 Sold (Public Records) $144,775 Public Records
• 2009-06-26 Sold (MLS) $146,900 MLSNOW
• 2009-05-22 Listed $152,900 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $3,413 · -1.8% YoY. Source: county tax records.