281 High St · Wadsworth, OH 44281

$274,900

4 bd · 1.0 ba · 2,386 sqft · SingleFamily public records · 58 Days on market

Built 1938 0.47 ac lot Est $363k · 24% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Colonial in the Heart of Wadsworth Situated on just under One Half Acre, Partially Fenced Yard with Brick Patio and Large Detached Garage. Fireplaced Living Room, Formal Dining Room, Unique Brick Kitchen with Newer Hardwood Flooring, Recent Rennovation Started in Need of Completion. Perfect Opportunity for a First Time Buyer or Investment, and with a Desirable Location! Contact Listing Agent for Additional Information. The Grantees(s) or purchaser(s) of the property may not re-sell, record and additional conveyance document, or other wise transfer title to the property within 60 days following the Grantor's Execution of this Deed. Buyer is responsible for researching all Information, Taxes, Assessments, and Certifications, IF ANY. Buyer Must complete all Elected Inspections at buyer's own Expense, Seller will complete NO Repair or Allow Repair prior to Closing. Seller has NO Reports or Disclosures. AGENTS SEE BROKER REMARKS. Restrictions apply.

Key facts

• Fresh coat of paint
• Charming nooks
• Colonial home

Tags

• COLONIAL HOME
• ARCHITECTURAL DETAILS
• FRESH COAT OF PAINT
• NUMEROUS WINDOWS
• CHARMING NOOKS
• KITCHEN WITH APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (4.3% below list).
• Recommended offer: $263k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.3% in Wadsworth — 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 82/100 on livability (#74 in OH, #1,136 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wadsworth City (suburban): math 74% / reading 77% proficiency, ranked #83 of 656 in OH (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 471 units permitted in Medina County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 36y 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 $66k; list at $275k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $262,960 (4.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $362,672
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 High St	0.09mi	4/2.0	2,028 (-15%)	8mo	$285,000	$141	60
209 N Pardee St	0.17mi	4/2.0	2,643 (+11%)	22mo	$270,000	$102	52
436 Summit St	0.58mi	4/2.5	2,407 (+1%)	19mo	$367,000	$152	50
308 Stratford Ave	0.59mi	3/2.0 (-1)	2,464 (+3%)	11mo	$439,000	$178	49
371 Broad St	0.62mi	4/2.5	2,550 (+7%)	6mo	$300,500	$118	49
438 Farr Ave	0.65mi	4/2.5	2,176 (-9%)	12mo	$315,000	$145	39
2846 Grayson Dr	0.67mi	4/4.0	2,620 (+10%)	4mo	$743,099	$284	37
307 Sunset Blvd	0.47mi	5/3.5 (+1)	2,080 (-13%)	12mo	$330,000	$159	32
538 Charles Ct	0.75mi	3/2.5 (-1)	2,316 (-3%)	21mo	$351,400	$152	31
425 Red Rock Dr	0.65mi	4/2.5	2,058 (-14%)	22mo	$408,000	$198	23

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-26,262
• Equity at exit: $40,988

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $597
• Equity at exit: $23,768

Cash invested: $76,972 (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 44281

• Active inventory: 136
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,630 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $288

Break-even live

Break-even rent $2,266

Max offer price $274,900

Occupancy floor 84%

Sensitivity live

Price	-10% $443	-5% $365	+0% $288	+5% $210	+10% $132
Rent	-10% $80	-5% $184	+0% $288	+5% $391	+10% $495
Rate	-1.0pp $426	-0.5pp $357	base $288	+0.5pp $216	+1.0pp $144

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
893 West St Wadsworth, OH	3.0	2.5	1742	$2,600	$1.49	3d	1	0.86mi
440 Barrenwood Dr Wadsworth, OH	4.0	2.5	1839	$2,800	$1.52	3d	1	1.32mi

Listing history 8 events

1. 2026-03-14
   status Pending
2. 2026-02-23
   historical Contingent
3. 2026-01-15
   listed $274,900 Active
4. 2013-02-20
   soldstatus $66,100 967-char remark

   Show marketing remark (967 chars)

   Spacious Colonial in the Heart of Wadsworth Situated on just under One Half Acre, Partially Fenced Yard with Brick Patio and Large Detached Garage. Fireplaced Living Room, Formal Dining Room, Unique Brick Kitchen with Newer Hardwood Flooring, Recent Rennovation Started in Need of Completion. Perfect Opportunity for a First Time Buyer or Investment, and with a Desirable Location! Contact Listing Agent for Additional Information. The Grantees(s) or purchaser(s) of the property may not re-sell, record and additional conveyance document, or other wise transfer title to the property within 60 days following the Grantor's Execution of this Deed. Buyer is responsible for researching all Information, Taxes, Assessments, and Certifications, IF ANY. Buyer Must complete all Elected Inspections at buyer's own Expense, Seller will complete NO Repair or Allow Repair prior to Closing. Seller has NO Reports or Disclosures. AGENTS SEE BROKER REMARKS. Restrictions apply.

5. 2012-12-06
   listed $64,900 967-char remark

   Show marketing remark (967 chars)

   Spacious Colonial in the Heart of Wadsworth Situated on just under One Half Acre, Partially Fenced Yard with Brick Patio and Large Detached Garage. Fireplaced Living Room, Formal Dining Room, Unique Brick Kitchen with Newer Hardwood Flooring, Recent Rennovation Started in Need of Completion. Perfect Opportunity for a First Time Buyer or Investment, and with a Desirable Location! Contact Listing Agent for Additional Information. The Grantees(s) or purchaser(s) of the property may not re-sell, record and additional conveyance document, or other wise transfer title to the property within 60 days following the Grantor's Execution of this Deed. Buyer is responsible for researching all Information, Taxes, Assessments, and Certifications, IF ANY. Buyer Must complete all Elected Inspections at buyer's own Expense, Seller will complete NO Repair or Allow Repair prior to Closing. Seller has NO Reports or Disclosures. AGENTS SEE BROKER REMARKS. Restrictions apply.

6. 1991-04-30
   soldstatus $52,000
7. 1991-04-09
   historical
8. 1990-09-11
   listed $60,000

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $3,547 · $296/mo
• Expected delta: +$742/yr (+$62/mo · 26.4%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,555
• − Mortgage interest: −$15,399
• − Property taxes: −$2,805
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$7,997
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $3,707/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: Wadsworth City
• NCES district ID: 3910029
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $62,397
• Composite: 65.1/100
• National rank: #499
• State rank: #83 of 656 in OH

Livability — Wadsworth

• Score: 82/100
• State rank: #74
• US rank: #1136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadsworth, OH
• County: Medina County · 145,517 people
• City population: 34,704
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,704
• Household income: $89,131
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 597.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -148.82%
• Current HPI: 253.1502
• Rent YoY: —
• 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

+358.2% since first listed

8 events — show timeline

• 2026-03-14 Pending — MLSNOW
• 2026-02-23 Contingent — MLSNOW
• 2026-01-15 Listed $274,900 MLSNOW
• 2013-02-20 Sold (MLS) $66,100 MLSNOW
• 2012-12-06 Listed $64,900 MLSNOW
• 1991-04-30 Sold (Public Records) $52,000 Public Records
• 1991-04-09 Listing Removed — MLSNOW
• 1990-09-11 Listed $60,000 MLSNOW

Property tax history

+0.3%/yr

Latest (2025): $2,805 · +5.7% YoY. Source: county tax records.