12754 Chamberlain Rd · Aurora, OH 44202

$249,900

4 bd · 2.0 ba · 2,519 sqft · SingleFamily public records · 22 Days on market

Built 1977 5.01 ac lot $99/sqft · 36% below area Est $391k · 36% under ↓ 16% since listing

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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 +15.6/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate Sale. A true fixer-upper offering immense value! Bring your work gloves and vision to breathe life back into this classic country home on 5.01 private acres. With 4-bedrooms and over 2500 square feet of living space, a full basement, a tree-lined paved driveway, detached 2-car garage, and an additional outbuilding. .. the possibilities are endless! Investors and DIY enthusiasts welcome, cash purchase only please. They're not making any more land! Make this property yours!

Key facts

• 5.01 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Detached paved garage; 2 garage spaces
• Utilities: Private well water; Septic tank
• Home design: Two-story home; Above-grade finished area approximately 2,519
• Construction: Vinyl siding; Asphalt/fiberglass roof; Public-record year built; Fixer condition
• Exterior features: Covered porch; Exterior storage; Barns and additional storage structures; Flat, level, wooded lot (approximately 5.01 acres)

Interior

• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Baseboard heating
• Interior features: Full basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $228k (8.8% below list).
• Recommended offer: $228k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.5% in Aurora — 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 75/100 on livability (#258 in OH, #4,104 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Crestwood Local (rural): math 51% / reading 64% proficiency, ranked #313 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 active listings in the ZIP; high-income renter base; 196 units permitted in Portage County in 2024 (10 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $227,969 (8.8% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (median comp): $391,231
• List price: $249,900
• Delta: -36.12%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12754 Chamberlain Rd	0.00mi	4/2.0	2,519 (0%)	1mo	$240,000	$95	99
2934 Meadow Creek Dr	0.55mi	4/2.5	2,800 (+11%)	10mo	$620,000	$221	45
3444 Winchell	0.59mi	3/2.5 (-1)	2,220 (-12%)	3mo	$375,000	$169	43
3052 Meadow Creek Dr	0.42mi	3/2.5 (-1)	2,720 (+8%)	24mo	$520,000	$191	40

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-33,652
• Equity at exit: $37,261

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-20,453
• Equity at exit: $21,607

Cash invested: $69,972 (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 44202

• Active inventory: 136
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $107

Break-even live

Break-even rent $2,144

Max offer price $249,900

Occupancy floor 90%

Sensitivity live

Price	-10% $249	-5% $178	+0% $107	+5% $36	+10% $-34
Rent	-10% $-73	-5% $17	+0% $107	+5% $197	+10% $287
Rate	-1.0pp $233	-0.5pp $171	base $107	+0.5pp $42	+1.0pp $-23

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending 483-char remark
2. 2026-05-08
   price $249,900 483-char remark
3. 2026-05-07
   status Active 483-char remark
4. 2026-04-29
   historical Contingent 483-char remark
5. 2026-04-22
   listed $279,000 Active 483-char remark
6. 2003-10-09
   soldstatus $284,500

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,624 · $302/mo
• Expected delta: +$275/yr (+$23/mo · 8.2%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,356
• − Mortgage interest: −$13,998
• − Property taxes: −$3,349
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$7,270
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,980/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: Crestwood Local
• NCES district ID: 3904918
• Math proficiency: 51% ▼ -16.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $58,483
• Composite: 49.77/100
• National rank: #1961
• State rank: #313 of 656 in OH

Livability — Aurora

• Score: 75/100
• State rank: #258
• US rank: #4104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Portage · 165,699 people
• City population: 22,857
• Metro: Akron, OH
• Population (ZIP): 22,857
• Household income: $116,556
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 4.9

Population outlook (Portage County) Hauer SSP2

• Today (2025): 166,109 people
• By 2030: 167,752 · +1.0%
• By 2040: 168,640 · +1.5%
• By 2050: 167,469 · +0.8%
• By 2075: 170,131 · +2.4%
• By 2100: 167,958 · +1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Asian 4% Two or more races 4% Black 3%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Other Indo-European 2% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Portage

• 2024 margin: R (+15.5) · D 41.8% · R 57.3%
• 2008→2024 swing: -24.5pp toward R · 2008: 9.0pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+12.5 2016: R+10.2 2012: D+4.9 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.23%
• Current HPI: 186.4919
• 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

-15.6% since first listed

8 events — show timeline

• 2026-06-04 Sold (Public Records) $240,000 Public Records
• 2026-05-29 Sold (MLS) $240,000 MLSNOW
• 2026-05-15 Pending — MLSNOW
• 2026-05-08 Price Changed $249,900 MLSNOW
• 2026-05-07 Relisted — MLSNOW
• 2026-04-29 Contingent — MLSNOW
• 2026-04-22 Listed $279,000 MLSNOW
• 2003-10-09 Sold (Public Records) $284,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,349 · +3.5% YoY. Source: county tax records.