88 Magnolia Ave · Northfield, OH 44067

$359,000

3 bd · 2.5 ba · 2,047 sqft · SingleFamily public records · 9 Days on market

Built 1997 7,139 sqft lot Est $336k · 7% 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
• ARV discount +4.4/15.0
• 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

Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

Key facts

• Natural light
• Nearby parks
• Functional layout

Tags

• FURNACE AND HOT WATER TANK
• ROOF LESS THAN SIX YEARS OLD
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• QUICK ACCESS TO MAJOR HIGHWAYS
• NEARBY PARKS

Property features AI

Exterior

• Parking: Attached paved garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story single-family home; North-facing
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Deck; Lot dimensions approximately 40 x 119

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Multiple bedrooms on the second floor (two listed with dimensions)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement; Fireplace in family room; 7 total rooms
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $359k.

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 $359k).
• Cap rate 15.4% 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 $11k 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 $101k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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 $175k; list at $359k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $359,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $335,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Magnolia Ave	0.00mi	3/2.5	2,047 (0%)	1mo	$350,000	$171	99
70 Filly Ln	0.34mi	3/2.5	2,166 (+6%)	4mo	$355,000	$164	70
22 Fell Ave	0.20mi	4/1.5 (+1)	1,951 (-5%)	8mo	$260,000	$133	67
54 Filly Ln	0.33mi	3/2.5	2,180 (+6%)	9mo	$335,000	$154	66
214 Heights Ave	0.26mi	4/2.0 (+1)	1,802 (-12%)	1mo	$225,000	$125	60
9029 Cambridge Dr	0.34mi	3/2.0	1,830 (-11%)	9mo	$258,900	$141	57
73 Lowrie Blvd	0.34mi	4/1.0 (+1)	1,800 (-12%)	2mo	$215,000	$119	52
212 Ledge Rd	0.56mi	3/2.0	1,888 (-8%)	10mo	$360,000	$191	50
335 Eliana Ct	0.74mi	2/2.0 (-1)	2,033 (-1%)	11mo	$445,000	$219	48
219 Monroe Dr	0.58mi	3/2.0	1,854 (-9%)	9mo	$292,500	$158	48
9066 Mckinley Dr	0.71mi	3/2.0	1,829 (-11%)	12mo	$320,000	$175	37
220 Long Rd	0.72mi	3/3.5	1,834 (-10%)	10mo	$369,000	$201	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.15×
• Total profit: $115,926
• Equity at exit: $53,528

10-year hold

• IRR: 35.2%
• Equity multiple: 4.24×
• Total profit: $325,331
• Equity at exit: $31,040

Cash invested: $100,520 (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: 4.6×

Monthly cashflow live

• Estimated rent: $6,547 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$408 /mo · $4,891/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,375
• Net cashflow: $2,732

Break-even live

Break-even rent $3,088

Max offer price $359,000

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: $89,750
• Closing costs: $10,770
• 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	0.21mi

Listing history 24 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   listed $359,000 Active
3. 2018-05-30
   soldstatus $175,000 Sold 681-char remark

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

4. 2018-05-30
   soldstatus $175,100

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

5. 2018-04-09
   status Pending 681-char remark

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

6. 2018-03-31
   historical Contingent 681-char remark

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

7. 2018-03-23
   price $179,900 681-char remark

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

8. 2018-03-15
   price $189,900 681-char remark

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

9. 2018-03-08
   listed $197,900 Active 681-char remark

   Show marketing remark (681 chars)

   Beautiful custom built 1997 Colonial with unique and functional floor plan. Vaulted stunning Living room with optional space for formal Dining area. Family room with Fireplace open to Kitchen and Eating area. Private yard with deck off Eating area. Two story Foyer - Three large Bedrooms on upper level. Bedrooms two and three have a shared Jack & Jill Bathroom with double sinks and separate Tub & Toilet room. Master Suite with massive walk-in closet and large Master Bathroom with double sinks, garden tub and shower. Two car attached Garage. Friendly neighbors - central location with-in minutes of shopping, parks, great schools. Point of sale inspection on order.

10. 2015-09-03
    soldstatus $137,900 Sold 497-char remark

    Show marketing remark (497 chars)

    Young 1997 colonial with vaulted living/dining room, fantastic eat in kitchen w/ bay egress to the deck and ample cabinet and counter space! Step down family room with corner fireplace and picture window overlooking a private yard. 2nd floor features 3 spacious bedrooms, a jack and jill bathroom between bedrooms 2 and 3 and a spacious owner's retreat complete with roomy walk in closet and full feature glamor bathroom with garden tub, shower, double vanity and skylight. Point of sale on order.

11. 2015-06-29
    historical Contingent 497-char remark

    Show marketing remark (497 chars)

    Young 1997 colonial with vaulted living/dining room, fantastic eat in kitchen w/ bay egress to the deck and ample cabinet and counter space! Step down family room with corner fireplace and picture window overlooking a private yard. 2nd floor features 3 spacious bedrooms, a jack and jill bathroom between bedrooms 2 and 3 and a spacious owner's retreat complete with roomy walk in closet and full feature glamor bathroom with garden tub, shower, double vanity and skylight. Point of sale on order.

12. 2015-06-09
    listed $137,900 Active 497-char remark

    Show marketing remark (497 chars)

    Young 1997 colonial with vaulted living/dining room, fantastic eat in kitchen w/ bay egress to the deck and ample cabinet and counter space! Step down family room with corner fireplace and picture window overlooking a private yard. 2nd floor features 3 spacious bedrooms, a jack and jill bathroom between bedrooms 2 and 3 and a spacious owner's retreat complete with roomy walk in closet and full feature glamor bathroom with garden tub, shower, double vanity and skylight. Point of sale on order.

13. 2015-04-16
    soldstatus $78,750
14. 2013-08-12
    historical
15. 2013-01-10
    listed $110,000
16. 2010-05-22
    historical
17. 2009-11-22
    listed $190,000
18. 2008-09-01
    historical
19. 2008-03-13
    listed $199,000
20. 2008-02-09
    historical
21. 2007-08-13
    listed $204,000
22. 2005-08-31
    soldstatus $196,500
23. 2005-08-26
    soldstatus $197,000
24. 2005-06-22
    listed $199,900

ⓘ 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: $4,891 · $408/mo
• Projected year-2 tax: $5,245 · $437/mo
• Expected delta: +$355/yr (+$30/mo · 7.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,564
• − Mortgage interest: −$20,110
• − Property taxes: −$4,891
• − Insurance: −$1,795
• − Repairs & maintenance: −$6,285
• − Management: −$6,285
• − Depreciation: −$10,444
• Taxable income: $28,755
• Est. tax owed @ 24.0%: −$6,901
• After-tax cash flow: $25,887/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

+79.6% since first listed

24 events — show timeline

• 2026-05-01 Pending — MLSNOW
• 2026-04-22 Listed $359,000 MLSNOW
• 2018-05-30 Sold (Public Records) $175,100 Public Records
• 2018-05-30 Sold (MLS) $175,000 MLSNOW
• 2018-04-09 Pending — MLSNOW
• 2018-03-31 Contingent — MLSNOW
• 2018-03-23 Price Changed $179,900 MLSNOW
• 2018-03-15 Price Changed $189,900 MLSNOW
• 2018-03-08 Listed $197,900 MLSNOW
• 2015-09-03 Sold (MLS) $137,900 MLSNOW
• 2015-06-29 Contingent — MLSNOW
• 2015-06-09 Listed $137,900 MLSNOW
• 2015-04-16 Sold (Public Records) $78,750 Public Records
• 2013-08-12 Listing Removed — MLSNOW
• 2013-01-10 Listed $110,000 MLSNOW
• 2010-05-22 Listing Removed — MLSNOW
• 2009-11-22 Listed $190,000 MLSNOW
• 2008-09-01 Listing Removed — MLSNOW
• 2008-03-13 Listed $199,000 MLSNOW
• 2008-02-09 Listing Removed — MLSNOW
• 2007-08-13 Listed $204,000 MLSNOW
• 2005-08-31 Sold (MLS) $196,500 MLSNOW
• 2005-08-26 Sold (Public Records) $197,000 Public Records
• 2005-06-22 Listed $199,900 MLSNOW

Property tax history

+3.5%/yr

Latest (2025): $4,891 · +10.0% YoY. Source: county tax records.