4294 Huffman Rd · Medina, OH 44256

$299,900

4 bd · 1.5 ba · 1,958 sqft · SingleFamily public records · 42 Days on market

Built 1963 1.00 ac lot $153/sqft · 47% below area Est $564k · 47% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious Split Level home offers 4 bedrooms and 1.5 bathrooms, situated on a beautiful 1-acre tree-lined lot. The exterior features a 2-car attached garage and a large driveway for convenient parking, as well as a shed in the rear of the property for additional storage. Upon entering the foyer, you'll find a coat closet and steps leading up to the spacious living room, filled with natural light from the picture window. The living room is connected to a formal dining area, providing ample space for gatherings. The kitchen is equipped with plenty of cabinetry, prep space, a pantry, and included appliances. There is also a dining area within the kitchen, perfect for casual meals. Step down to the family room, which features hardwood flooring and a brick wood-burning fireplace. Through the sliding door, you can access the covered back deck, offering a peaceful view of the wooded backyard. Additionally, this level includes a convenient half bathroom and a laundry room. Upstairs, you'll

Key facts

• 1 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (28.5% below list).
• Recommended offer: $214k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.9% in Medina — 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 (#209 in OH, #3,302 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Medina City SD (suburban): math 70% / reading 74% proficiency, ranked #115 of 656 in OH (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Eliza Northrop Elementary (math 72% / reading 72%, grade A-, #323 of 1,584 statewide, top 23%, 558 students, 21% FRL); Claggett Middle School (math 64% / reading 69%, grade A-, #172 of 654 statewide, top 27%, 713 students, 22% FRL); Medina High School (math 57% / reading 77%, grade B, #137 of 781 statewide, top 19%, 1,998 students, 14% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 369 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $244k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $214,307 (28.5% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.7

CMA / ARV

• ARV (median comp): $563,663
• List price: $299,900
• Delta: -46.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3793 Crimson Harvest Ln	0.37mi	4/2.5	2,080 (+6%)	8mo	$530,000	$255	62
3667 Eagle Point Ct	0.73mi	3/3.0 (-1)	1,947 (-1%)	7mo	$655,995	$337	49
3834 Falcon Ridge Dr	0.69mi	3/2.0 (-1)	1,892 (-3%)	13mo	$550,000	$291	44
4001 Twin Fawn Ct	0.61mi	3/3.5 (-1)	2,164 (+10%)	7mo	$570,000	$263	35
4630 Foote Rd	0.71mi	3/2.5 (-1)	2,075 (+6%)	19mo	$376,000	$181	32
3689 Falcon Ridge Dr	0.68mi	3/3.0 (-1)	2,214 (+13%)	12mo	$400,000	$181	25
3761 Falcon Ridge Dr	0.63mi	3/3.0 (-1)	1,687 (-14%)	20mo	$630,000	$373	20

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.21×
• Total profit: $-66,158
• Equity at exit: $44,716

10-year hold

• IRR: -14.4%
• Equity multiple: 0.13×
• Total profit: $-72,869
• Equity at exit: $25,930

Cash invested: $83,972 (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 44256

• Rents YoY: 4.2%
• Active inventory: 369
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$311 /mo · $3,728/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-315

Break-even live

Break-even rent $2,542

Max offer price $244,194

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-230	+0% $-315	+5% $-400	+10% $-485
Rent	-10% $-485	-5% $-400	+0% $-315	+5% $-231	+10% $-146
Rate	-1.0pp $-164	-0.5pp $-239	base $-315	+0.5pp $-393	+1.0pp $-472

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
699 E Reagan Pkwy Medina, OH	3.0	2.0	1250	$1,600	$1.28	9d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   status $299,900 Pending 42 DOM
2. 2026-06-18
   days on market $299,900 Contingent 42 DOM
3. 2026-06-17
   days on market $299,900 Contingent 41 DOM
4. 2026-06-16
   days on market $299,900 Contingent 40 DOM
5. 2026-06-15
   days on market $299,900 Contingent 39 DOM
6. 2026-06-13
   days on market $299,900 Contingent 37 DOM
7. 2026-06-13
   days on market $299,900 Contingent 36 DOM
8. 2026-06-09
   days on market $299,900 Contingent 33 DOM
9. 2026-06-08
   statusdays on market $299,900 Contingent 32 DOM
10. 2026-06-07
    days on market $299,900 Active 31 DOM
11. 2026-06-03
    days on market $299,900 Active 27 DOM
12. 2026-06-02
    days on market $299,900 Active 26 DOM
13. 2026-06-01
    days on market $299,900 Active 25 DOM
14. 2026-05-31
    days on market $299,900 Active 24 DOM
15. 2026-05-07
    listed $305,000 Active 1789-char remark
16. 2023-08-11
    soldstatus $244,000 Closed 1000-char remark

    Show marketing remark (1000 chars)

    This spacious Split Level home offers 4 bedrooms and 1.5 bathrooms, situated on a beautiful 1-acre tree-lined lot. The exterior features a 2-car attached garage and a large driveway for convenient parking, as well as a shed in the rear of the property for additional storage. Upon entering the foyer, you'll find a coat closet and steps leading up to the spacious living room, filled with natural light from the picture window. The living room is connected to a formal dining area, providing ample space for gatherings. The kitchen is equipped with plenty of cabinetry, prep space, a pantry, and included appliances. There is also a dining area within the kitchen, perfect for casual meals. Step down to the family room, which features hardwood flooring and a brick wood-burning fireplace. Through the sliding door, you can access the covered back deck, offering a peaceful view of the wooded backyard. Additionally, this level includes a convenient half bathroom and a laundry room. Upstairs, you'll

17. 2023-08-11
    soldstatus $244,000

    Show marketing remark (1000 chars)

    This spacious Split Level home offers 4 bedrooms and 1.5 bathrooms, situated on a beautiful 1-acre tree-lined lot. The exterior features a 2-car attached garage and a large driveway for convenient parking, as well as a shed in the rear of the property for additional storage. Upon entering the foyer, you'll find a coat closet and steps leading up to the spacious living room, filled with natural light from the picture window. The living room is connected to a formal dining area, providing ample space for gatherings. The kitchen is equipped with plenty of cabinetry, prep space, a pantry, and included appliances. There is also a dining area within the kitchen, perfect for casual meals. Step down to the family room, which features hardwood flooring and a brick wood-burning fireplace. Through the sliding door, you can access the covered back deck, offering a peaceful view of the wooded backyard. Additionally, this level includes a convenient half bathroom and a laundry room. Upstairs, you'll

18. 2023-07-12
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    This spacious Split Level home offers 4 bedrooms and 1.5 bathrooms, situated on a beautiful 1-acre tree-lined lot. The exterior features a 2-car attached garage and a large driveway for convenient parking, as well as a shed in the rear of the property for additional storage. Upon entering the foyer, you'll find a coat closet and steps leading up to the spacious living room, filled with natural light from the picture window. The living room is connected to a formal dining area, providing ample space for gatherings. The kitchen is equipped with plenty of cabinetry, prep space, a pantry, and included appliances. There is also a dining area within the kitchen, perfect for casual meals. Step down to the family room, which features hardwood flooring and a brick wood-burning fireplace. Through the sliding door, you can access the covered back deck, offering a peaceful view of the wooded backyard. Additionally, this level includes a convenient half bathroom and a laundry room. Upstairs, you'll

19. 2023-07-03
    price $264,000 1000-char remark

    Show marketing remark (1000 chars)

    This spacious Split Level home offers 4 bedrooms and 1.5 bathrooms, situated on a beautiful 1-acre tree-lined lot. The exterior features a 2-car attached garage and a large driveway for convenient parking, as well as a shed in the rear of the property for additional storage. Upon entering the foyer, you'll find a coat closet and steps leading up to the spacious living room, filled with natural light from the picture window. The living room is connected to a formal dining area, providing ample space for gatherings. The kitchen is equipped with plenty of cabinetry, prep space, a pantry, and included appliances. There is also a dining area within the kitchen, perfect for casual meals. Step down to the family room, which features hardwood flooring and a brick wood-burning fireplace. Through the sliding door, you can access the covered back deck, offering a peaceful view of the wooded backyard. Additionally, this level includes a convenient half bathroom and a laundry room. Upstairs, you'll

20. 2023-06-23
    listed $275,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    This spacious Split Level home offers 4 bedrooms and 1.5 bathrooms, situated on a beautiful 1-acre tree-lined lot. The exterior features a 2-car attached garage and a large driveway for convenient parking, as well as a shed in the rear of the property for additional storage. Upon entering the foyer, you'll find a coat closet and steps leading up to the spacious living room, filled with natural light from the picture window. The living room is connected to a formal dining area, providing ample space for gatherings. The kitchen is equipped with plenty of cabinetry, prep space, a pantry, and included appliances. There is also a dining area within the kitchen, perfect for casual meals. Step down to the family room, which features hardwood flooring and a brick wood-burning fireplace. Through the sliding door, you can access the covered back deck, offering a peaceful view of the wooded backyard. Additionally, this level includes a convenient half bathroom and a laundry room. Upstairs, you'll

ⓘ 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: $3,728 · $311/mo
• Projected year-2 tax: $4,203 · $350/mo
• Expected delta: +$475/yr (+$40/mo · 12.7%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,717
• − Mortgage interest: −$16,799
• − Property taxes: −$3,728
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$8,724
• Taxable loss: −$9,149
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $-1,588/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: Medina City SD
• NCES district ID: 3904438
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $69,725
• Composite: 62.9/100
• National rank: #661
• State rank: #115 of 656 in OH

Livability — Medina

• Score: 76/100
• State rank: #209
• US rank: #3302

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

• County: Medina County · 145,517 people
• City population: 64,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 64,924
• Household income: $99,923
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 919.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -191.25%
• Current HPI: 257.2597
• Rent YoY: ▲ 4.16%
• 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

+9.1% since first listed

8 events — show timeline

• 2026-06-08 Contingent — MLSNOW
• 2026-05-25 Price Changed $299,900 MLSNOW
• 2026-05-07 Listed $305,000 MLSNOW
• 2023-08-11 Sold (Public Records) $244,000 Public Records
• 2023-08-11 Sold (MLS) $244,000 MLSNOW
• 2023-07-12 Pending — MLSNOW
• 2023-07-03 Price Changed $264,000 MLSNOW
• 2023-06-23 Listed $275,000 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $3,728 · +14.2% YoY. Source: county tax records.