307 Washington Dr · Northfield, OH 44067

$279,999

3 bd · 2.5 ba · 1,258 sqft · SingleFamily public records · 34 Days on market

Built 1966 0.33 ac lot Est $263k · 6% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +6.6/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready bi-level tucked away on a quiet cul-de-sac in desirable Northfield. This well-maintained home offers 3 full bedrooms and a full bathroom on the upper level, complemented by newer LVP flooring throughout the bedrooms. The lower level features an additional living room, full bathroom, and updated LVP flooring—perfect for entertaining, a home office, or guest space. Enjoy peace of mind with newer appliances (2021) and a newer roof. Step outside to a private, wooded backyard oasis complete with a brand-new pool installed in 2024, ideal for summer relaxation. A two-car garage adds convenience and storage. With thoughtful updates, flexible living space, and a serene setting, t

Key facts

• Brand-new pool
• Quiet cul-de-sac
• Newer lvp flooring

Tags

• QUIET CUL-DE-SAC
• NEWER LVP FLOORING
• PRIVATE WOODED BACKYARD
• BRAND-NEW POOL
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 2 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 $3,907/mo this rent would consume 53% 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 $8k 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 $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $180k; list at $280k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $271,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $262,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 Lowrie Blvd	0.13mi	3/2.0	1,148 (-9%)	8mo	$256,100	$223	71
9235 Lincoln Dr	0.22mi	3/1.5	1,200 (-5%)	9mo	$235,000	$196	70
93 Fell Ave	0.43mi	3/2.0	1,352 (+8%)	0mo	$280,000	$207	65
256 Monroe Dr	0.26mi	3/1.5	1,393 (+11%)	3mo	$188,500	$135	63
66 Vincent Ave	0.49mi	3/2.0	1,361 (+8%)	1mo	$307,000	$226	60
247 Houghton Rd	0.30mi	3/2.0	1,156 (-8%)	12mo	$280,000	$242	60
233 May Ave	0.62mi	3/2.0	1,248 (-1%)	10mo	$285,000	$228	59
9075 Mckinley Dr	0.19mi	3/2.0	1,080 (-14%)	10mo	$259,900	$241	57
542 Houghton Rd	0.60mi	2/2.0 (-1)	1,266 (+1%)	12mo	$265,000	$209	54
90 Kennedy Blvd	0.43mi	2/2.0 (-1)	1,150 (-9%)	13mo	$210,000	$183	48
120 Fell Ave	0.40mi	4/2.0 (+1)	1,400 (+11%)	10mo	$250,000	$179	47
106 Maple Ave	0.53mi	3/1.0	1,092 (-13%)	4mo	$185,000	$169	44

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $28,515
• Equity at exit: $41,749

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $120,123
• Equity at exit: $24,209

Cash invested: $78,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,907 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $1,159

Break-even live

Break-even rent $2,439

Max offer price $279,999

Occupancy floor 65%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Eaton Ridge Dr Northfield, OH	1.0–2.0	1.0–2.0	956	$1,679	$1.76	2d	6	0.76mi
185 Heights Ave Unit 1496098P Northfield, OH	4.0	2.0	1603	$6,547	$4.08	2d	1	0.93mi

Listing history 13 events

1. 2026-03-04
   status Pending
2. 2026-02-13
   price $279,999
3. 2026-01-29
   listed $289,999 Active
4. 2020-06-25
   soldstatus $180,000
5. 2013-01-31
   historical
6. 2012-07-24
   listed $138,500
7. 2011-07-31
   historical
8. 2011-01-17
   historical
9. 2011-01-17
   listed $149,900
10. 2010-10-17
    listed $152,900
11. 1993-02-01
    soldstatus $87,500
12. 1989-01-06
    soldstatus $76,500
13. 1985-04-19
    soldstatus $64,500

ⓘ 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: $4,106 · $342/mo
• Projected year-2 tax: $4,237 · $353/mo
• Expected delta: +$131/yr (+$11/mo · 3.2%)

ⓘ 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 ≥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: $46,882
• − Mortgage interest: −$15,684
• − Property taxes: −$4,106
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,751
• − Management: −$3,751
• − Depreciation: −$8,145
• Taxable income: $10,046
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $11,500/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

+334.1% since first listed

13 events — show timeline

• 2026-03-04 Pending — MLSNOW
• 2026-02-13 Price Changed $279,999 MLSNOW
• 2026-01-29 Listed $289,999 MLSNOW
• 2020-06-25 Sold (Public Records) $180,000 Public Records
• 2013-01-31 Listing Removed — MLSNOW
• 2012-07-24 Listed $138,500 MLSNOW
• 2011-07-31 Listing Removed — MLSNOW
• 2011-01-17 Listed $149,900 MLSNOW
• 2011-01-17 Listing Removed — MLSNOW
• 2010-10-17 Listed $152,900 MLSNOW
• 1993-02-01 Sold (Public Records) $87,500 Public Records
• 1989-01-06 Sold (Public Records) $76,500 Public Records
• 1985-04-19 Sold (Public Records) $64,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,106 · +17.5% YoY. Source: county tax records.