33 Fairlawn Ave · Rittman, OH 44270

$99,900

3 bd · 1.5 ba · 1,360 sqft · SingleFamily public records · 4 Days on market

Built 1927 7,501 sqft lot $73/sqft · 40% below area Est $166k · 40% under

---

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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* HIGHEST AND BEST OFFERS DUE BY SUNDAY, MAY 10th @ 10am. * Investor special with tons of potential! This 3-bedroom, 2-bath Colonial in Rittman offers over 1,300 square feet and is ready for your vision and updates. Featuring spacious living and dining areas, natural woodwork, a bright sunroom, and hardwood floors in the bedrooms, this home has great character to build on. The property also includes a full basement, detached 1-car garage, shed, front porch, and a large backyard. Conveniently located near schools, parks, and amenities. Property is being sold AS-IS and seller will make no repairs. Great opportunity for investors, flippers, or buyers looking to add sweat equity!

Key facts

• 7,501 sq ft lot
• Garage
• Built 1927

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Shared driveway; One garage space
• Utilities: Public water; Public sewer
• Home design: Two-story house; Above-grade finished living area recorded by assessor; Entry includes a front porch
• Construction: Block construction; Block foundation; Asphalt/fiberglass roof; Built in public-record year
• Exterior features: Front porch; Shed; City lot with approximate dimensions 50 x 150

Interior

• Kitchen: Kitchen on the first floor (linoleum flooring); Disposal
• Bedrooms: Three bedrooms on the second floor (wood flooring)
• Flooring: Wood flooring in upstairs bedrooms; Carpet in dining room, living room, and sunroom; Linoleum in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Built-in features; Ceiling fans; Natural woodwork
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $100k).

Location & tenants

• Location reads 65/100 on livability (#724 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Rittman Exempted Village (suburban): math 61% / reading 66% proficiency, ranked #245 of 656 in OH (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rittman Elementary School (math 67% / reading 62%, grade B, #522 of 1,584 statewide, top 36%, 401 students, 43% FRL); Rittman Middle School (math 63% / reading 67%, grade A-, #194 of 654 statewide, top 31%, 211 students, 0% FRL); Rittman High School (math 47% / reading 67%, grade C, #275 of 781 statewide, top 37%, 231 students, 99% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 284 units permitted in Wayne County in 2024 (42 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.
• Wayne County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1927 — 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 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?
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: 1.00% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $166,173
• List price: $99,900
• Delta: -39.88%
• 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
33 Fairlawn Ave	0.00mi	3/2.0	1,360 (0%)	1mo	$117,300	$86	97
176 N Main St	0.11mi	3/1.0	1,254 (-8%)	5mo	$150,000	$120	76
98 N 5th St	0.39mi	3/1.0	1,340 (-2%)	6mo	$199,900	$149	72
42 S 4th St	0.47mi	3/1.0	1,300 (-4%)	1mo	$207,000	$159	68
310 N Seneca	0.30mi	3/1.0	1,218 (-10%)	3mo	$145,000	$119	64
65 N Seneca St	0.34mi	3/1.0	1,200 (-12%)	2mo	$150,000	$125	61
225 Louise St	0.40mi	2/1.5 (-1)	1,248 (-8%)	6mo	$250,000	$200	57
53 Grant St	0.56mi	4/2.0 (+1)	1,408 (+4%)	6mo	$165,000	$117	56
94 N 5th St	0.40mi	3/2.0	1,557 (+14%)	0mo	$230,000	$148	55
30 Medina St	0.45mi	3/2.0	1,164 (-14%)	4mo	$165,000	$142	50
247 E Sunset Dr	0.53mi	4/1.5 (+1)	1,496 (+10%)	5mo	$205,500	$137	49
21 S Third St	0.51mi	3/2.0	1,204 (-12%)	7mo	$195,000	$162	49

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-9,319
• Equity at exit: $14,895

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $758
• 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 44270

• Active inventory: 26
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $108

Break-even live

Break-even rent $863

Max offer price $99,900

Occupancy floor 84%

Sensitivity live

Price	-10% $164	-5% $136	+0% $108	+5% $79	+10% $51
Rent	-10% $29	-5% $68	+0% $108	+5% $147	+10% $187
Rate	-1.0pp $158	-0.5pp $133	base $108	+0.5pp $82	+1.0pp $55

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 2 events

1. 2026-05-11
   status Pending 686-char remark
2. 2026-05-06
   listed $99,900 Active 686-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: $1,396 · $116/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$81/yr (+$7/mo · 5.8%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,993
• − Mortgage interest: −$5,596
• − Property taxes: −$1,396
• − Insurance: −$500
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,906
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,370/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: Rittman Exempted Village
• NCES district ID: 3910028
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $45,391
• Composite: 53.52/100
• National rank: #1449
• State rank: #245 of 656 in OH

Livability — Rittman

• Score: 65/100
• State rank: #724
• US rank: #13173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rittman, OH
• County: Wayne · 117,095 people
• City population: 8,138
• Population (ZIP): 8,138
• Household income: $66,016
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 10.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 116,616 people
• By 2030: 116,214 · -0.3%
• By 2040: 113,891 · -2.3%
• By 2050: 109,009 · -6.5%
• By 2075: 94,622 · -18.9%
• By 2100: 70,577 · -39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.6pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.0 2016: R+34.9 2012: R+21.3 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -157.59%
• Current HPI: 197.1789
• 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

+17.4% since first listed

3 events — show timeline

• 2026-05-29 Sold (MLS) $117,300 MLSNOW
• 2026-05-11 Pending — MLSNOW
• 2026-05-06 Listed $99,900 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $1,396 · -1.4% YoY. Source: county tax records.