3862 & 3866 Seneca St · Stow, OH 44224

$345,000

4 bd · 4.0 ba · 2,404 sqft · MultiFamily · 2 Days on market

Built 1967 Good condition 0.37 ac lot Est $300k · 15% over

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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 +11.4/30.0
• Schools +5.3/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This brick, ranch, duplex is a great investment opportunity in Stow! One side is currently leased for $1230 per month through the end of August. The unit is complete with 2 bedrooms, 1 full bath, and a 1 car garge. The vacant unit has 2 bedrooms, 3 full baths, an additional living room, and first floor laundry. Updates include: newer kitchens, flooring and paint throughout, vinyl windows, newer roof and gutters, HVAC, and a water proofed basement. These units don't come for sale often and this one won't last long!

Key facts

• Vinyl windows
• Newer kitchens
• Newer roof

Tags

• INVESTMENT OPPORTUNITY
• NEWER KITCHENS
• VINYL WINDOWS
• NEWER ROOF
• WATER PROOFED BASEMENT

Property features AI

Finance

• Other: Property contains one building; Above-grade finished area approximately 2,404

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-story building
• Construction: Built according to public records; Asphalt and fiberglass roof
• Exterior features: Brick exterior; Paved driveway

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Central air conditioning; Gas forced-air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $345k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative. Per door: $-60/mo.
• To cash-flow at today's rent, offer at most $328k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (16.9% below list).
• Recommended offer: $287k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Stow — 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 76/100 on livability (#217 in OH, #3,390 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Stow-Munroe Falls City School District (suburban): math 58% / reading 64% proficiency, ranked #247 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.6%/yr); 113 active listings in the ZIP; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 36% of the median local income ($94k/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 $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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $286,600 (16.9% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $300,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3807-3811 Osage St	0.17mi	4/3.0	2,400 (-0%)	9mo	$280,000	$117	81
3705-3709 Iona Ave	0.30mi	4/3.0	2,520 (+5%)	11mo	$315,000	$125	65
3780 & 3776 Osage St	0.21mi	4/3.0	2,280 (-5%)	17mo	$287,802	$126	64
3865-3869 Santom Rd N	0.06mi	4/2.5	2,121 (-12%)	22mo	$280,000	$132	54
3497-3495 Marcella Ave	0.59mi	4/2.0	2,048 (-15%)	15mo	$245,000	$120	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.50×
• Total profit: $-48,363
• Equity at exit: $51,441

10-year hold

• IRR: 2.0%
• Equity multiple: 1.18×
• Total profit: $17,150
• Equity at exit: $29,829

Cash invested: $96,600 (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 44224

• Rents YoY: 8.6%
• Active inventory: 113
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-120

Break-even live

Break-even rent $3,018

Max offer price $327,625

Occupancy floor 99%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,866
Total (2 units)			$2,866

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-14
   statusdays on market $345,000 Pending 2 DOM
2. 2026-06-10
   remarks 519-char remark
3. 2026-06-10
   listed $345,000 Active 1 DOM

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,392
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$10,036
• Taxable loss: −$7,372
• Est. tax savings @ 24.0%: +$1,769
• After-tax cash flow: $328/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.

Condition & rehab AI · 5 photos

Good 75/100 Cosmetic rehab

This well-maintained, two-unit property offers a great investment opportunity with modern updates and a good condition score. Potential buyers and renters will appreciate the fresh paint and updated kitchen.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replacing carpet with hardwood flooring — Hardwood flooring is more durable and adds value to the property.
• Resale Upgrading kitchen appliances — Modern appliances improve the kitchen's functionality and appeal to potential buyers.
• Rental Installing smart home technology — Smart home features can attract tech-savvy renters and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replacing carpet with hardwood flooring — Hardwood flooring is more durable and adds value to the property. ↑
• Resale Upgrading kitchen appliances — Modern appliances improve the kitchen's functionality and appeal to potential buyers. ↑
• Rental Installing smart home technology — Smart home features can attract tech-savvy renters and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stow-Munroe Falls City School District
• NCES district ID: 3904483
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $64,663
• Composite: 53.29/100
• National rank: #1488
• State rank: #247 of 656 in OH

Livability — Stow

• Score: 76/100
• State rank: #217
• US rank: #3390

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: Stow, OH
• County: Summit County · 440,783 people
• City population: 39,200
• Metro: Akron, OH
• Population (ZIP): 39,200
• Household income: $94,287
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1165.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Other Asian/Pacific 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: ▼ -218.72%
• Current HPI: 208.3063
• Rent YoY: ▲ 8.56%
• 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

1 event — show timeline

• 2026-06-09 Listed $345,000 MLSNOW