73 Heights Ave · Northfield, OH 44067

$345,900

3 bd · 2.5 ba · 2,035 sqft · Land · 53 Days on market

7,139 sqft lot $170/sqft · 35% above area Est $255k · 35% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant Buildable Lot 60x120 (7,200 sq ft) for Sale. Will build for Willing and Able Buyer. All public utilities present. Level lot with one mature tree up front which will not get in the way of building a house.

Key facts

• 7,139 sq ft lot
• 2 garage spots
• Listed 53 days

Property features AI

Finance

• HOA & community: Playground nearby; Park nearby; Street lights; Suburban community

Exterior

• Parking: Attached garage facing front with garage door opener; Driveway; Concrete surfaces; 2-car garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; New construction / To be built; Entry includes front porch
• Construction: Built by builder (new construction); Block foundation; Board-and-batten and lap siding, vinyl siding; Concrete construction elements; Attic/crawl hatchway(s) insulated; Batts and blown-in insulation; Ducts professionally air-sealed; Asphalt shingle roof; Home warranty included
• Exterior features: Deck; Front porch; Back yard; Cleared, level interior lot with front yard

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal; Kitchen island; Granite counters; Eat-in layout
• Bedrooms: Second-level bedroom (12 x 11); Second-level bedroom (16 x 12)
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air; Ceiling fans; Forced-air heating (gas)
• Interior features: Ceiling fans; Double vanity; Entrance foyer; Eat-in kitchen; Granite counters; High ceilings; His and hers closets; Kitchen island; Multiple closets; Open floorplan; Recessed lighting; Smart thermostat; Walk-in closets; ENERGY STAR qualified windows; Insulated windows; Low emissivity windows; Window screens; Shutters; Electric fireplace insert with Heatilator in family room
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Main-level laundry with laundry tub and sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $346k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $346k).
• Recommended offer: $336k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 5.2% in Northfield — 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 79/100 on livability (#143 in OH, #2,208 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Nordonia Hills City (suburban): math 72% / reading 79% proficiency, ranked #71 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $6,547/mo this rent would consume 88% of the median local household income ($89k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $97k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $8k; list at $346k implies a 4512% gain — meaningful room to come down on a strong offer.

Recommended offer $335,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.89% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.47%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $255,351
• List price: $345,900
• Delta: 35.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.9%
• Equity multiple: 2.25×
• Total profit: $121,216
• Equity at exit: $51,575

10-year hold

• IRR: 37.2%
• Equity multiple: 4.45×
• Total profit: $334,085
• Equity at exit: $29,907

Cash invested: $96,852 (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 44067

• Active inventory: 69
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $6,547 medium
• Mortgage (P&I): −$1,814
• Tax est. 1.5%: −$432 /mo · $5,188/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,375
• Net cashflow: $2,782

Break-even live

Break-even rent $3,026

Max offer price $345,900

Occupancy floor 53%

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: $86,475
• Closing costs: $10,377
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Heights Ave Unit 1496098P Northfield, OH	4.0	2.0	1603	$6,547	$4.08	2d	1	0.23mi

Listing history 19 events

1. 2026-06-18
   days on market $345,900 Active 53 DOM
2. 2026-06-17
   days on market $345,900 Active 52 DOM
3. 2026-06-16
   days on market $345,900 Active 51 DOM
4. 2026-06-15
   days on market $345,900 Active 50 DOM
5. 2026-06-13
   days on market $345,900 Active 48 DOM
6. 2026-06-13
   days on market $345,900 Active 47 DOM
7. 2026-06-09
   days on market $345,900 Active 44 DOM
8. 2026-06-08
   days on market $345,900 Active 43 DOM
9. 2026-06-07
   days on market $345,900 Active 42 DOM
10. 2026-06-03
    days on market $345,900 Active 38 DOM
11. 2026-06-02
    days on market $345,900 Active 37 DOM
12. 2026-06-01
    days on market $345,900 Active 36 DOM
13. 2026-05-31
    days on market $345,900 Active 35 DOM
14. 2026-04-26
    listed $345,900 Active 211-char remark
15. 2026-02-23
    soldstatus $7,500
16. 2026-02-20
    soldstatus $47,500 Closed 211-char remark

    Show marketing remark (211 chars)

    Vacant Buildable Lot 60x120 (7,200 sq ft) for Sale. Will build for Willing and Able Buyer. All public utilities present. Level lot with one mature tree up front which will not get in the way of building a house.

17. 2026-02-19
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Vacant Buildable Lot 60x120 (7,200 sq ft) for Sale. Will build for Willing and Able Buyer. All public utilities present. Level lot with one mature tree up front which will not get in the way of building a house.

18. 2025-12-17
    listed $49,000 Active 211-char remark

    Show marketing remark (211 chars)

    Vacant Buildable Lot 60x120 (7,200 sq ft) for Sale. Will build for Willing and Able Buyer. All public utilities present. Level lot with one mature tree up front which will not get in the way of building a house.

19. 2023-08-23
    soldstatus $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,564
• − Mortgage interest: −$19,376
• − Property taxes: −$5,188
• − Insurance: −$1,730
• − Repairs & maintenance: −$6,285
• − Management: −$6,285
• − Depreciation: −$10,063
• Taxable income: $29,637
• Est. tax owed @ 24.0%: −$7,113
• After-tax cash flow: $26,267/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: Nordonia Hills City
• NCES district ID: 3905004
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $74,658
• Composite: 66.26/100
• National rank: #428
• State rank: #71 of 656 in OH

Livability — Northfield

• Score: 79/100
• State rank: #143
• US rank: #2208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northfield, OH
• County: Summit · 539,389 people
• Metro: Akron, OH
• Population (ZIP): 19,917
• Household income: $89,082
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 13.4

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% Black 6% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 14% Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Chinese 1% Spanish 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: ▼ -112.75%
• Current HPI: 198.7729
• 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

+540.6% since first listed

6 events — show timeline

• 2026-04-26 Listed $345,900 MLSNOW
• 2026-02-23 Sold (Public Records) $7,500 Public Records
• 2026-02-20 Sold (MLS) $47,500 MLSNOW
• 2026-02-19 Pending — MLSNOW
• 2025-12-17 Listed $49,000 MLSNOW
• 2023-08-23 Sold (Public Records) $54,000 Public Records

Property tax history

-26.9%/yr

Latest (2025): $596 · +9.7% YoY. Source: county tax records.