5200 Royalton Rd Unit 10C · North Royalton, OH 44133

$85,000

2 bd · 1.0 ba · 924 sqft · Condo public records · 156 Days on market

Built 1967 $92/sqft · 18% below area Est $103k · 18% under $629/mo HOA · 42% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +8.1/30.0
• Schools +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 2-bedroom, 1-bath condominium conveniently located in the heart of town. The updated kitchen features ample countertop space and newer appliances, making it perfect for everyday living and entertaining. Enjoy the comfort of newer carpet throughout and a thoughtfully designed layout that maximizes space and functionality. Ideally situated close to shopping, transportation, and schools, this home offers both comfort and convenience. Why rent when you can own? Don't miss this opportunity to make this centrally located condo your own.

Key facts

• Newer appliances
• Centrally located
• Newer carpet

Tags

• UPDATED KITCHEN
• AMPLE COUNTERTOP SPACE
• NEWER APPLIANCES
• NEWER CARPET
• THOUGHTFULLY DESIGNED LAYOUT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (17.0% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $71k (17.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.5% in North Royalton — 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 77/100 on livability (#199 in OH, #3,064 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• North Royalton City (suburban): math 74% / reading 81% proficiency, ranked #60 of 656 in OH (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $70,567 (17.0% 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 156 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 4.7

CMA / ARV

• ARV (median comp): $103,093
• List price: $85,000
• Delta: -17.55%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-18,538
• Equity at exit: $12,674

10-year hold

• IRR: -15.2%
• Equity multiple: 0.12×
• Total profit: $-21,058
• Equity at exit: $7,349

Cash invested: $23,800 (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 44133

• Active inventory: 146
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$446
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$35
• HOA: −$629
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-82

Break-even live

Break-even rent $1,602

Max offer price $70,567

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14010 Pine Forest Dr North Royalton, OH	1.0–2.0	1.0	840	$1,309	$1.56	1d	16	0.39mi
5301 Royalwood Rd North Royalton, OH	2.0	1.0	900	$1,242	$1.38	1d	2	0.42mi
7475 Glenmont Dr North Royalton, OH	1.0–2.0	1.0–2.0	860	$1,647	$1.91	1d	29	0.93mi
8290 Royalton Rd North Royalton, OH	1.0–2.0	1.0–2.0	894	$1,882	$2.11	1d	20	1.30mi
13774 Oakbrook Dr North Royalton, OH	2.0	1.0	705	$1,229	$1.74	1d	15	1.49mi

HOA detail condo

• Monthly dues: $629 · $7,548/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $85,000 Active 156 DOM
2. 2026-06-17
   days on market $85,000 Active 155 DOM
3. 2026-06-16
   days on market $85,000 Active 154 DOM
4. 2026-06-15
   days on market $85,000 Active 153 DOM
5. 2026-06-13
   days on market $85,000 Active 151 DOM
6. 2026-06-09
   days on market $85,000 Active 147 DOM
7. 2026-06-08
   days on market $85,000 Active 146 DOM
8. 2026-06-07
   days on market $85,000 Active 145 DOM
9. 2026-06-03
   days on market $85,000 Active 141 DOM
10. 2026-06-02
    days on market $85,000 Active 140 DOM
11. 2026-06-01
    days on market $85,000 Active 139 DOM
12. 2026-05-31
    days on market $85,000 Active 138 DOM
13. 2026-03-11
    price $85,000 573-char remark

    Show marketing remark (573 chars)

    Welcome home to this well-maintained 2-bedroom, 1-bath condominium conveniently located in the heart of town. The updated kitchen features ample countertop space and newer appliances, making it perfect for everyday living and entertaining. Enjoy the comfort of newer carpet throughout and a thoughtfully designed layout that maximizes space and functionality. Ideally situated close to shopping, transportation, and schools, this home offers both comfort and convenience. Why rent when you can own? Don't miss this opportunity to make this centrally located condo your own.

14. 2026-01-11
    listed $99,500 Active 573-char remark

    Show marketing remark (573 chars)

    Welcome home to this well-maintained 2-bedroom, 1-bath condominium conveniently located in the heart of town. The updated kitchen features ample countertop space and newer appliances, making it perfect for everyday living and entertaining. Enjoy the comfort of newer carpet throughout and a thoughtfully designed layout that maximizes space and functionality. Ideally situated close to shopping, transportation, and schools, this home offers both comfort and convenience. Why rent when you can own? Don't miss this opportunity to make this centrally located condo your own.

15. 2024-02-22
    soldstatus $97,500
16. 2024-02-21
    soldstatus $97,500 Closed 945-char remark

    Show marketing remark (945 chars)

    Welcome to your new home in North Royalton! This meticulously maintained 2-bedroom, 1-bathroom condo offers a perfect blend of comfort and style. Step inside to discover brand new carpeting, fresh paint, and modern flooring that exude a contemporary charm throughout. The heart of the home boasts a fully equipped kitchen featuring state-of-the-art stainless steel appliances. Prepare your favorite meals on the new range and oven, and store your groceries in the sleek new refrigerator. The kitchen's chic design is complemented by ample counter space, making it a joy for both cooking and entertaining. All bedrooms are large with decent-sized closets. Conveniently located in Hearth of North Royalton, close to all major highways, shopping areas, and schools. The best view in the development, lots of natural light! Call for a private showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

17. 2024-01-21
    status Pending 945-char remark

    Show marketing remark (945 chars)

    Welcome to your new home in North Royalton! This meticulously maintained 2-bedroom, 1-bathroom condo offers a perfect blend of comfort and style. Step inside to discover brand new carpeting, fresh paint, and modern flooring that exude a contemporary charm throughout. The heart of the home boasts a fully equipped kitchen featuring state-of-the-art stainless steel appliances. Prepare your favorite meals on the new range and oven, and store your groceries in the sleek new refrigerator. The kitchen's chic design is complemented by ample counter space, making it a joy for both cooking and entertaining. All bedrooms are large with decent-sized closets. Conveniently located in Hearth of North Royalton, close to all major highways, shopping areas, and schools. The best view in the development, lots of natural light! Call for a private showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

18. 2024-01-18
    listed $98,900 Active 945-char remark

    Show marketing remark (945 chars)

    Welcome to your new home in North Royalton! This meticulously maintained 2-bedroom, 1-bathroom condo offers a perfect blend of comfort and style. Step inside to discover brand new carpeting, fresh paint, and modern flooring that exude a contemporary charm throughout. The heart of the home boasts a fully equipped kitchen featuring state-of-the-art stainless steel appliances. Prepare your favorite meals on the new range and oven, and store your groceries in the sleek new refrigerator. The kitchen's chic design is complemented by ample counter space, making it a joy for both cooking and entertaining. All bedrooms are large with decent-sized closets. Conveniently located in Hearth of North Royalton, close to all major highways, shopping areas, and schools. The best view in the development, lots of natural light! Call for a private showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

19. 2016-01-28
    soldstatus $16,500 Sold
20. 2016-01-27
    status Pending
21. 2016-01-26
    soldstatus $16,500
22. 2016-01-04
    price $21,500
23. 2015-12-07
    price $25,000
24. 2015-11-20
    price $26,500
25. 2015-10-27
    listed $28,500 Active
26. 1998-07-15
    soldstatus $45,000
27. 1983-01-03
    soldstatus $32,500

ⓘ 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: $1,865 · $155/mo
• Projected year-2 tax: $1,865 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $17,983
• − Mortgage interest: −$4,761
• − Property taxes: −$1,865
• − Insurance: −$425
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$7,548
• − Depreciation: −$2,473
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $-509/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: North Royalton City
• NCES district ID: 3904454
• Math proficiency: 74% ▼ -11.00%
• Reading proficiency: 81% ▼ -4.00%
• Median HH income: $69,090
• Composite: 67.39/100
• National rank: #381
• State rank: #60 of 656 in OH

Livability — North Royalton

• Score: 77/100
• State rank: #199
• US rank: #3064

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: North Royalton, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,018
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,018
• Household income: $83,717
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 406.0

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Asian 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 12% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 7% Other Indo-European 3% Spanish 2%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.75%
• Current HPI: 199.4398
• 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

+161.5% since first listed

15 events — show timeline

• 2026-03-11 Price Changed $85,000 MLSNOW
• 2026-01-11 Listed $99,500 MLSNOW
• 2024-02-22 Sold (Public Records) $97,500 Public Records
• 2024-02-21 Sold (MLS) $97,500 MLSNOW
• 2024-01-21 Pending — MLSNOW
• 2024-01-18 Listed $98,900 MLSNOW
• 2016-01-28 Sold (MLS) $16,500 MLSNOW
• 2016-01-27 Pending — MLSNOW
• 2016-01-26 Sold (Public Records) $16,500 Public Records
• 2016-01-04 Price Changed $21,500 MLSNOW
• 2015-12-07 Price Changed $25,000 MLSNOW
• 2015-11-20 Price Changed $26,500 MLSNOW
• 2015-10-27 Listed $28,500 MLSNOW
• 1998-07-15 Sold (Public Records) $45,000 Public Records
• 1983-01-03 Sold (Public Records) $32,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,865 · -8.0% YoY. Source: county tax records.