6371 River Styx Rd · Medina, OH 44256

$300,000

2 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 34 Days on market

Built 1949 6.54 ac lot $209/sqft · 37% below area Est $475k · 37% under ↓ 2% since listing

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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
• Schools +6.3/10.0
• Cash flow +5.1/30.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Country Property on 6.54 Acres! 3 Bed 2 Bath Ranch is waiting for you to add your personal touches. In-law/ apartment in lower level which includes 2 additional bedrooms, living room, kitchen and full bath. Wood floors throughout the first floor. Large living room with a woodburning fireplace. Updates include roof, furnace and more! Great location with convenient highway access. Horse barn with 4 stalls. Call today to see all of the possibilities!

Key facts

• In-law apartment
• Wood floors
• 6.54 acres

Tags

• 6.54 ACRES
• IN-LAW APARTMENT
• WOOD FLOORS
• WOODBURNING FIREPLACE
• UPDATES INCLUDE ROOF
• HORSE BARN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-698 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (41.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (44.1% below list).
• Recommended offer: $168k (44.1% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.9% in Medina — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#209 in OH, #3,302 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living 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.
• Market conditions: Rents rising fast (+4.2%/yr); 360 active listings in the ZIP; 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 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,703 (44.1% 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 34 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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: 0.56% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.97%
• DSCR: 0.56
• GRM: 14.9

CMA / ARV

• ARV (median comp): $474,620
• List price: $300,000
• Delta: -36.79%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.08×
• Total profit: $-91,085
• Equity at exit: $44,731

10-year hold

• IRR: -34.0%
• Equity multiple: -0.53×
• Total profit: $-128,251
• Equity at exit: $25,939

Cash invested: $84,000 (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: 360
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$324 /mo · $3,894/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-698

Break-even live

Break-even rent $2,560

Max offer price $176,723

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   pricestatus $300,000 Pending 34 DOM
2. 2026-06-01
   days on market $329,900 Active 34 DOM
3. 2026-05-31
   days on market $329,900 Active 33 DOM
4. 2026-05-11
   price $329,900 461-char remark

   Show marketing remark (461 chars)

   Beautiful Country Property on 6.54 Acres! 3 Bed 2 Bath Ranch is waiting for you to add your personal touches. In-law/ apartment in lower level which includes 2 additional bedrooms, living room, kitchen and full bath. Wood floors throughout the first floor. Large living room with a woodburning fireplace. Updates include roof, furnace and more! Great location with convenient highway access. Horse barn with 4 stalls. Call today to see all of the possibilities!

5. 2026-05-02
   status Active 461-char remark

   Show marketing remark (461 chars)

   Beautiful Country Property on 6.54 Acres! 3 Bed 2 Bath Ranch is waiting for you to add your personal touches. In-law/ apartment in lower level which includes 2 additional bedrooms, living room, kitchen and full bath. Wood floors throughout the first floor. Large living room with a woodburning fireplace. Updates include roof, furnace and more! Great location with convenient highway access. Horse barn with 4 stalls. Call today to see all of the possibilities!

6. 2026-04-25
   status Pending 461-char remark

   Show marketing remark (461 chars)

   Beautiful Country Property on 6.54 Acres! 3 Bed 2 Bath Ranch is waiting for you to add your personal touches. In-law/ apartment in lower level which includes 2 additional bedrooms, living room, kitchen and full bath. Wood floors throughout the first floor. Large living room with a woodburning fireplace. Updates include roof, furnace and more! Great location with convenient highway access. Horse barn with 4 stalls. Call today to see all of the possibilities!

7. 2026-04-20
   listed $335,000 Active 461-char remark

   Show marketing remark (461 chars)

   Beautiful Country Property on 6.54 Acres! 3 Bed 2 Bath Ranch is waiting for you to add your personal touches. In-law/ apartment in lower level which includes 2 additional bedrooms, living room, kitchen and full bath. Wood floors throughout the first floor. Large living room with a woodburning fireplace. Updates include roof, furnace and more! Great location with convenient highway access. Horse barn with 4 stalls. Call today to see all of the possibilities!

ⓘ 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: $3,894 · $324/mo
• Projected year-2 tax: $4,287 · $357/mo
• Expected delta: +$393/yr (+$33/mo · 10.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,124
• − Mortgage interest: −$16,805
• − Property taxes: −$3,894
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$8,727
• Taxable loss: −$14,021
• Est. tax savings @ 24.0%: +$3,365
• After-tax cash flow: $-5,009/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

-1.5% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $329,900 MLSNOW
• 2026-05-02 Relisted — MLSNOW
• 2026-04-25 Pending — MLSNOW
• 2026-04-20 Listed $335,000 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $3,894 · -16.2% YoY. Source: county tax records.