1346 Arcadia Rd · Brimfield, OH 44240

$209,900

4 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 2 Days on market

Built 1960 10,497 sqft lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A ranch that offers an inviting interior with enviable efficiency! Stepping inside, you’re welcomed into a spacious family room, ready for casual evenings or gatherings with friends. The dining room makes the most of the natural light and leads to a kitchen you’ll adore. Plentiful bright white cabinets and granite counters create a fresh, polished space that feels just right for your inner chef. A convenient laundry room and half bath are tucked behind. Three amply sized bedrooms and a full bath finish the interior. Outside, a 2+ car garage with a bonus parking pad alongside. The yard is completely fenced in and surround by a mature, lush tree line you’ll enjoy all year long. Incredibly convenient location, just moments from State Rt. 43, Tallmadge Rd, & Interstate 76. In conclusion, this one won’t be around long!

Key facts

• Bright kitchen
• One story living
• Concrete patio space

Tags

• ONE STORY LIVING
• FENCED REAR YARD
• CONCRETE PATIO SPACE
• IN HOME LAUNDRY
• GRANITE COUNTERTOPS
• BRIGHT KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage door opener; Paved parking; Electricity to garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level: main
• Construction: Vinyl siding; Asphalt/fiberglass roof; Slab foundation; Built according to public records
• Exterior features: Covered front porch; Patio; Shed(s); Full chain-link fencing

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Granite counters; Wired for sound
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).

Location & tenants

• Location reads 68/100 on livability (#584 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Field Local (rural): math 65% / reading 66% proficiency, ranked #198 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Portage County in 2024 (10 in 5+ unit buildings).
• This rent runs 45% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $166k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1960 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.03% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-7,008
• Equity at exit: $31,297

10-year hold

• IRR: 10.4%
• Equity multiple: 1.95×
• Total profit: $55,676
• Equity at exit: $18,148

Cash invested: $58,772 (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 44240

• Rents YoY: 6.8%
• Active inventory: 139
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $289

Break-even live

Break-even rent $1,791

Max offer price $209,900

Occupancy floor 82%

Sensitivity live

Price	-10% $408	-5% $349	+0% $289	+5% $230	+10% $171
Rent	-10% $119	-5% $204	+0% $289	+5% $375	+10% $460
Rate	-1.0pp $395	-0.5pp $343	base $289	+0.5pp $235	+1.0pp $180

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Wyles Dr Brimfield, OH	2.0–3.0	2.0	1444	$2,755	$1.91	14d	1	1.10mi

Listing history 13 events

1. 2026-06-01
   status $209,900 Pending 2 DOM
2. 2026-05-31
   days on market $209,900 Active 2 DOM
3. 2026-05-29
   listed $209,900 Active
4. 2022-04-08
   soldstatus $165,900 Closed 854-char remark

   Show marketing remark (854 chars)

   A ranch that offers an inviting interior with enviable efficiency! Stepping inside, you’re welcomed into a spacious family room, ready for casual evenings or gatherings with friends. The dining room makes the most of the natural light and leads to a kitchen you’ll adore. Plentiful bright white cabinets and granite counters create a fresh, polished space that feels just right for your inner chef. A convenient laundry room and half bath are tucked behind. Three amply sized bedrooms and a full bath finish the interior. Outside, a 2+ car garage with a bonus parking pad alongside. The yard is completely fenced in and surround by a mature, lush tree line you’ll enjoy all year long. Incredibly convenient location, just moments from State Rt. 43, Tallmadge Rd, & Interstate 76. In conclusion, this one won’t be around long!

5. 2022-04-08
   soldstatus $165,900

   Show marketing remark (854 chars)

   A ranch that offers an inviting interior with enviable efficiency! Stepping inside, you’re welcomed into a spacious family room, ready for casual evenings or gatherings with friends. The dining room makes the most of the natural light and leads to a kitchen you’ll adore. Plentiful bright white cabinets and granite counters create a fresh, polished space that feels just right for your inner chef. A convenient laundry room and half bath are tucked behind. Three amply sized bedrooms and a full bath finish the interior. Outside, a 2+ car garage with a bonus parking pad alongside. The yard is completely fenced in and surround by a mature, lush tree line you’ll enjoy all year long. Incredibly convenient location, just moments from State Rt. 43, Tallmadge Rd, & Interstate 76. In conclusion, this one won’t be around long!

6. 2022-02-20
   status Pending 854-char remark

   Show marketing remark (854 chars)

   A ranch that offers an inviting interior with enviable efficiency! Stepping inside, you’re welcomed into a spacious family room, ready for casual evenings or gatherings with friends. The dining room makes the most of the natural light and leads to a kitchen you’ll adore. Plentiful bright white cabinets and granite counters create a fresh, polished space that feels just right for your inner chef. A convenient laundry room and half bath are tucked behind. Three amply sized bedrooms and a full bath finish the interior. Outside, a 2+ car garage with a bonus parking pad alongside. The yard is completely fenced in and surround by a mature, lush tree line you’ll enjoy all year long. Incredibly convenient location, just moments from State Rt. 43, Tallmadge Rd, & Interstate 76. In conclusion, this one won’t be around long!

7. 2022-02-18
   listed $159,900 Active 854-char remark

   Show marketing remark (854 chars)

   A ranch that offers an inviting interior with enviable efficiency! Stepping inside, you’re welcomed into a spacious family room, ready for casual evenings or gatherings with friends. The dining room makes the most of the natural light and leads to a kitchen you’ll adore. Plentiful bright white cabinets and granite counters create a fresh, polished space that feels just right for your inner chef. A convenient laundry room and half bath are tucked behind. Three amply sized bedrooms and a full bath finish the interior. Outside, a 2+ car garage with a bonus parking pad alongside. The yard is completely fenced in and surround by a mature, lush tree line you’ll enjoy all year long. Incredibly convenient location, just moments from State Rt. 43, Tallmadge Rd, & Interstate 76. In conclusion, this one won’t be around long!

8. 2017-04-28
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Easy living inside this beautifully updated Ranch home with a brand new fabulous kitchen in 2016 complete with Granite Countertops, Stylish Cupboards, flooring and backsplash all done in colors of today's modern taste! Carpet in the massive, yet warm, family room was just replaced and is ready for large family gatherings or just relaxing and enjoying some great down time. Just outside your back door you'll find an inviting patio space to enjoy the outdoors with a completely fenced in rear yard blanketed by a wonderful mature tree offering natures shade on those hot summer afternoons. This Home offers a large 2+ Car Garage with Overhead lighting and a bonus extra parking pad alongside. Roof replaced 2007, Furnace and Central Air 2009, seller is offering Home Warranty as well! Great home with a great location just minutes from State Route 43, Tallmadge Road (State Route 18) and Interstate 76. Home is located within the approved USDA Map area and qualifies for 0 Down with USDA Financing f

9. 2017-04-28
   soldstatus $117,900 Sold 1000-char remark

   Show marketing remark (1000 chars)

   Easy living inside this beautifully updated Ranch home with a brand new fabulous kitchen in 2016 complete with Granite Countertops, Stylish Cupboards, flooring and backsplash all done in colors of today's modern taste! Carpet in the massive, yet warm, family room was just replaced and is ready for large family gatherings or just relaxing and enjoying some great down time. Just outside your back door you'll find an inviting patio space to enjoy the outdoors with a completely fenced in rear yard blanketed by a wonderful mature tree offering natures shade on those hot summer afternoons. This Home offers a large 2+ Car Garage with Overhead lighting and a bonus extra parking pad alongside. Roof replaced 2007, Furnace and Central Air 2009, seller is offering Home Warranty as well! Great home with a great location just minutes from State Route 43, Tallmadge Road (State Route 18) and Interstate 76. Home is located within the approved USDA Map area and qualifies for 0 Down with USDA Financing f

10. 2017-04-28
    soldstatus $117,900

    Show marketing remark (1000 chars)

    Easy living inside this beautifully updated Ranch home with a brand new fabulous kitchen in 2016 complete with Granite Countertops, Stylish Cupboards, flooring and backsplash all done in colors of today's modern taste! Carpet in the massive, yet warm, family room was just replaced and is ready for large family gatherings or just relaxing and enjoying some great down time. Just outside your back door you'll find an inviting patio space to enjoy the outdoors with a completely fenced in rear yard blanketed by a wonderful mature tree offering natures shade on those hot summer afternoons. This Home offers a large 2+ Car Garage with Overhead lighting and a bonus extra parking pad alongside. Roof replaced 2007, Furnace and Central Air 2009, seller is offering Home Warranty as well! Great home with a great location just minutes from State Route 43, Tallmadge Road (State Route 18) and Interstate 76. Home is located within the approved USDA Map area and qualifies for 0 Down with USDA Financing f

11. 2017-03-06
    historical Contingent 1000-char remark

    Show marketing remark (1000 chars)

    Easy living inside this beautifully updated Ranch home with a brand new fabulous kitchen in 2016 complete with Granite Countertops, Stylish Cupboards, flooring and backsplash all done in colors of today's modern taste! Carpet in the massive, yet warm, family room was just replaced and is ready for large family gatherings or just relaxing and enjoying some great down time. Just outside your back door you'll find an inviting patio space to enjoy the outdoors with a completely fenced in rear yard blanketed by a wonderful mature tree offering natures shade on those hot summer afternoons. This Home offers a large 2+ Car Garage with Overhead lighting and a bonus extra parking pad alongside. Roof replaced 2007, Furnace and Central Air 2009, seller is offering Home Warranty as well! Great home with a great location just minutes from State Route 43, Tallmadge Road (State Route 18) and Interstate 76. Home is located within the approved USDA Map area and qualifies for 0 Down with USDA Financing f

12. 2017-02-27
    listed $118,400 Active 1000-char remark

    Show marketing remark (1000 chars)

    Easy living inside this beautifully updated Ranch home with a brand new fabulous kitchen in 2016 complete with Granite Countertops, Stylish Cupboards, flooring and backsplash all done in colors of today's modern taste! Carpet in the massive, yet warm, family room was just replaced and is ready for large family gatherings or just relaxing and enjoying some great down time. Just outside your back door you'll find an inviting patio space to enjoy the outdoors with a completely fenced in rear yard blanketed by a wonderful mature tree offering natures shade on those hot summer afternoons. This Home offers a large 2+ Car Garage with Overhead lighting and a bonus extra parking pad alongside. Roof replaced 2007, Furnace and Central Air 2009, seller is offering Home Warranty as well! Great home with a great location just minutes from State Route 43, Tallmadge Road (State Route 18) and Interstate 76. Home is located within the approved USDA Map area and qualifies for 0 Down with USDA Financing f

13. 1997-10-01
    soldstatus $75,000

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,998 · $250/mo
• Expected delta: +$277/yr (+$23/mo · 10.2%)

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

Taxation est. · year 1

• Rental income: $25,888
• − Mortgage interest: −$11,758
• − Property taxes: −$2,721
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$6,106
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $3,446/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: Field Local
• NCES district ID: 3904919
• Math proficiency: 65% ▼ -9.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $54,727
• Composite: 56.09/100
• National rank: #1183
• State rank: #198 of 656 in OH

Livability — Brimfield

• Score: 68/100
• State rank: #584
• US rank: #9960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brimfield, OH
• County: Portage County · 70,400 people
• Metro: Akron, OH
• Population (ZIP): 37,788
• Household income: $57,627
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2634.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.04%
• Current HPI: 189.3174
• Rent YoY: ▲ 6.80%
• 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

+179.9% since first listed

11 events — show timeline

• 2026-05-29 Listed $209,900 MLSNOW
• 2022-04-08 Sold (Public Records) $165,900 Public Records
• 2022-04-08 Sold (MLS) $165,900 MLSNOW
• 2022-02-20 Pending — MLSNOW
• 2022-02-18 Listed $159,900 MLSNOW
• 2017-04-28 Pending — MLSNOW
• 2017-04-28 Sold (Public Records) $117,900 Public Records
• 2017-04-28 Sold (MLS) $117,900 MLSNOW
• 2017-03-06 Contingent — MLSNOW
• 2017-02-27 Listed $118,400 MLSNOW
• 1997-10-01 Sold (Public Records) $75,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,721 · +1.6% YoY. Source: county tax records.