2472 Warren Pkwy #20 · Twinsburg, OH 44087

$149,900

2 bd · 1.5 ba · 1,100 sqft · Condo public records · 5 Days on market

Built 1963 $197/mo HOA · 12% of rent

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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 +19.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +6.2/10.0
• DSCR +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great buy! Why rent? Newer flooring, H2O tank, bathroom (this yr. ), cabinets, insulated winter windows & all appliances stay! Garage space available for just $20/mo. Furnace has been services and is ready for the winter. Buy it today!

Key facts

• New hot water heater
• New range
• Furnace replacement

Tags

• TOWNHOME STYLE CONDO
• NEW DISHWASHER
• NEW RANGE
• NEW WINDOWS
• NEW HOT WATER HEATER
• FURNACE REPLACEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.6% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $76k; list at $150k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.14% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 7.3

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,964
• Equity at exit: $22,351

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,467
• Equity at exit: $12,961

Cash invested: $41,972 (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 44087

• Active inventory: 67
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$786
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$62
• HOA: −$197
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $160

Break-even live

Break-even rent $1,504

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9976 Darrow Rd Twinsburg, OH	3.0	1.5	1050	$1,400	$1.33	43d	1	0.08mi
9976 Darrow Rd Apt 6 Twinsburg, OH	3.0	1.5	1034	$1,500	$1.45	43d	1	0.08mi
2487 Warren Pkwy Unit 3 Twinsburg, OH	3.0	1.5	1292	$1,900	$1.47	43d	1	0.08mi
2617 Aubrey Ln Twinsburg, OH	2.0	2.0	1326	$2,328	$1.76	16d	1	1.01mi
1879 Hillsdale Dr Twinsburg, OH	3.0	1.0	988	$1,859	$1.88	1d	1	1.05mi
2639 Arbor Glen Dr Twinsburg, OH	1.0–2.0	1.0–2.0	1019	$1,735	$1.70	1d	17	1.33mi
3092 Kendal Ln Twinsburg, OH	2.0	1.0	825	$1,770	$2.15	1d	1	1.33mi

HOA detail condo

• Monthly dues: $197 · $2,364/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-03-27
   status Pending
2. 2026-03-22
   listed $149,900 Active
3. 2008-02-01
   soldstatus $76,000 241-char remark

   Show marketing remark (241 chars)

   Great buy! Why rent? Newer flooring, H2O tank, bathroom (this yr. ), cabinets, insulated winter windows & all appliances stay! Garage space available for just $20/mo. Furnace has been services and is ready for the winter. Buy it today!

4. 2008-01-30
   soldstatus $76,000
5. 2007-11-18
   listed $77,900 241-char remark

   Show marketing remark (241 chars)

   Great buy! Why rent? Newer flooring, H2O tank, bathroom (this yr. ), cabinets, insulated winter windows & all appliances stay! Garage space available for just $20/mo. Furnace has been services and is ready for the winter. Buy it today!

6. 2004-01-08
   soldstatus $75,000
7. 2004-01-07
   soldstatus $75,000 276-char remark

   Show marketing remark (276 chars)

   Why Rent? Monthly Payment Is Cheaper Than Rent For The Size Of This Updated Unit. Vacant And Ready To Move Into! Monthly Utilities Are Very Reasonable! Newer Kitchen Cabinets And Countertops In 2002. Very Well Maintained. Washer, Dryer, Stove, Refrigerator And Range Included.

8. 2004-01-07
   soldstatus $75,000

   Show marketing remark (276 chars)

   Why Rent? Monthly Payment Is Cheaper Than Rent For The Size Of This Updated Unit. Vacant And Ready To Move Into! Monthly Utilities Are Very Reasonable! Newer Kitchen Cabinets And Countertops In 2002. Very Well Maintained. Washer, Dryer, Stove, Refrigerator And Range Included.

9. 2003-09-23
   listed $75,900 276-char remark

   Show marketing remark (276 chars)

   Why Rent? Monthly Payment Is Cheaper Than Rent For The Size Of This Updated Unit. Vacant And Ready To Move Into! Monthly Utilities Are Very Reasonable! Newer Kitchen Cabinets And Countertops In 2002. Very Well Maintained. Washer, Dryer, Stove, Refrigerator And Range Included.

10. 2003-09-23
    listed $75,900

    Show marketing remark (276 chars)

    Why Rent? Monthly Payment Is Cheaper Than Rent For The Size Of This Updated Unit. Vacant And Ready To Move Into! Monthly Utilities Are Very Reasonable! Newer Kitchen Cabinets And Countertops In 2002. Very Well Maintained. Washer, Dryer, Stove, Refrigerator And Range Included.

11. 1992-07-10
    soldstatus $42,500
12. 1992-07-09
    historical
13. 1992-04-09
    listed $45,900
14. 1992-04-03
    historical
15. 1991-10-03
    listed $46,500

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$315/yr (+$26/mo · 18.5%)

ⓘ 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: $20,478
• − Mortgage interest: −$8,397
• − Property taxes: −$1,708
• − Insurance: −$750
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$2,364
• − Depreciation: −$4,361
• Taxable loss: −$377
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $2,014/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

+222.4% since first listed

15 events — show timeline

• 2026-03-27 Pending — MLSNOW
• 2026-03-22 Listed $149,900 MLSNOW
• 2008-02-01 Sold (MLS) $76,000 MLSNOW
• 2008-01-30 Sold (Public Records) $76,000 Public Records
• 2007-11-18 Listed $77,900 MLSNOW
• 2004-01-08 Sold (Public Records) $75,000 Public Records
• 2004-01-07 Sold (MLS) $75,000 MLSNOW
• 2004-01-07 Sold (MLS) $75,000 MLSNOW
• 2003-09-23 Listed $75,900 MLSNOW
• 2003-09-23 Listed $75,900 MLSNOW
• 1992-07-10 Sold (Public Records) $42,500 Public Records
• 1992-07-09 Listing Removed — MLSNOW
• 1992-04-09 Listed $45,900 MLSNOW
• 1992-04-03 Listing Removed — MLSNOW
• 1991-10-03 Listed $46,500 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $1,708 · +2.7% YoY. Source: county tax records.