716 Bent Creek Dr · Wadsworth, OH 44281

$229,900

2 bd · 2.0 ba · 1,258 sqft · Condo public records · 1 Days on market

Built 1989

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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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.1/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom, two bath condo in Wadsworth. Includes full laundry room, large sunroom, two car garage with storage above. All appliances are included. These units don & acirc; & euro; & trade; t last long when they become available.

Key facts

• Large sunroom
• Full laundry room
• Built 1989

Tags

• FULL LAUNDRY ROOM
• LARGE SUNROOM
• TWO CAR GARAGE WITH STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-58 ($-702/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (24.1% below list).
• Recommended offer: $174k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; list at $230k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $174,443 (24.1% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.76% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-41,046
• Equity at exit: $34,279

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-40,812
• Equity at exit: $19,878

Cash invested: $64,372 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-58

Break-even live

Break-even rent $1,818

Max offer price $219,567

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $7	+0% $-58	+5% $-124	+10% $-189
Rent	-10% $-196	-5% $-127	+0% $-58	+5% $10	+10% $79
Rate	-1.0pp $57	-0.5pp $0	base $-58	+0.5pp $-118	+1.0pp $-179

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 West St Wadsworth, OH	3.0	2.5	1742	$2,600	$1.49	2d	1	0.75mi
276 Acacia Ln Wadsworth, OH	2.0	2.0	1318	$1,990	$1.51	2d	6	0.88mi
172 1st St Wadsworth, OH	2.0	2.0	1150	$1,950	$1.70	21d	1	1.21mi
600 Grant Allen Way Wadsworth, OH	1.0–3.0	1.0–2.0	1016	$1,538	$1.51	2d	9	1.24mi
1335 High St Apt 114 Wadsworth, OH	2.0	2.5	1077	$1,425	$1.32	15d	1	1.33mi
1353 High St Unit 114 Wadsworth, OH	2.0	2.5	1077	$1,425	$1.32	44d	1	1.34mi
1291 High St #101 Wadsworth, OH	2.0	2.5	1077	$1,405	$1.30	3d	1	1.36mi
149 Meadowcreek Dr Wadsworth, OH	2.0	2.5	1100	$1,616	$1.47	2d	1	1.38mi
1315 High St Unit 114 Wadsworth, OH	2.0	2.5	1077	$1,425	$1.32	44d	1	1.44mi
1390 Reimer Rd Unit B Wadsworth, OH	3.0	1.5	1400	$1,525	$1.09	19d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $229,900 Active
3. 1989-11-14
   soldstatus $92,900

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $2,604 · $217/mo
• Expected delta: +$982/yr (+$82/mo · 60.5%)

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,933
• − Mortgage interest: −$12,878
• − Property taxes: −$1,622
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$6,688
• Taxable loss: −$4,754
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $439/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

+147.5% since first listed

3 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $229,900 FSBO.com
• 1989-11-14 Sold (Public Records) $92,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,622 · -23.2% YoY. Source: county tax records.