3860 Sawbridge Dr #21 · Richfield, OH 44286

$199,900

3 bd · 2.5 ba · 1,800 sqft · Condo public records · 20 Days on market

Built 1979 $111/sqft · 13% below area Est $230k · 13% under $361/mo HOA · 13% of rent

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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 +26.4/30.0
• ARV discount +13.3/15.0
• 1% rule +9.0/10.0
• DSCR +9.0/10.0
• Schools +7.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated within the Revere School District sits this nice sized condo at 1,800+ sqft with 3 bedrooms, 3 bathrooms, 2 car garage, and basement. First floor features a living room with wood burning fireplace and closet bar, formal dining room, eat-in kitchen, half bath, and patio. Second level has a large primary suite with full bath, 2 additional bedrooms, full bath, and 2nd floor laundry. All appliances included. Convenient access to the National Park, ski resorts, hiking trails, and highways.

Key facts

• Newer dishwasher
• Large patio doors
• Newer lvp flooring

Tags

• EAT-IN KITCHEN
• TWO-TONED PAINTED CABINETRY
• NEWER STAINLESS RANGE
• NEWER DISHWASHER
• NEWER LVP FLOORING
• LARGE PATIO DOORS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee: $361.68; Association covers management, insurance, grounds maintenance, and structure maintenance

Exterior

• Parking: Garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: 2-story property; Entry level: 1st floor
• Construction: Built per public records; Shake, vinyl and wood siding; Rubber and shake roof
• Exterior features: Patio

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Second-floor bedrooms (two carpeted bedrooms); Additional second-floor room (13 x 15) — carpeted
• Flooring: Carpet in living room and bedrooms; Laminate in laundry room
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Full unfinished basement; Fireplace (1)
• Laundry & utility: Second-floor laundry (in-unit)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#500 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Revere Local (rural): math 83% / reading 86% proficiency, ranked #17 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 5.9

CMA / ARV

• ARV (median comp): $229,748
• List price: $199,900
• Delta: -12.99%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,133
• Equity at exit: $29,806

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $44,799
• Equity at exit: $17,284

Cash invested: $55,972 (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 44286

• Home prices YoY: -28.2%
• Active inventory: 22
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$197 /mo · $2,360/yr
• Insurance: −$83
• HOA: −$361
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $523

Break-even live

Break-even rent $2,138

Max offer price $199,900

Occupancy floor 76%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3421 Burrwood Dr #26 Richfield, OH	3.0	2.5	2600	$2,800	$1.08	12d	1	0.03mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-02
   statusdays on market $199,900 Pending 20 DOM
2. 2026-06-01
   days on market $199,900 Active 19 DOM
3. 2026-05-31
   days on market $199,900 Active 18 DOM
4. 2026-05-13
   listed $199,900 Active 1068-char remark
5. 2026-04-30
   historical
6. 2026-03-25
   historical Contingent
7. 2026-03-09
   price $210,000
8. 2026-03-03
   status Active
9. 2026-02-28
   historical
10. 2026-02-01
    status Active
11. 2026-01-31
    historical
12. 2025-11-15
    price $214,900
13. 2025-09-03
    listed $219,900 Active
14. 2023-01-19
    soldstatus $184,900 Closed

    Show marketing remark (498 chars)

    Situated within the Revere School District sits this nice sized condo at 1,800+ sqft with 3 bedrooms, 3 bathrooms, 2 car garage, and basement. First floor features a living room with wood burning fireplace and closet bar, formal dining room, eat-in kitchen, half bath, and patio. Second level has a large primary suite with full bath, 2 additional bedrooms, full bath, and 2nd floor laundry. All appliances included. Convenient access to the National Park, ski resorts, hiking trails, and highways.

15. 2023-01-18
    soldstatus $184,900
16. 2022-12-01
    status Pending

    Show marketing remark (498 chars)

    Situated within the Revere School District sits this nice sized condo at 1,800+ sqft with 3 bedrooms, 3 bathrooms, 2 car garage, and basement. First floor features a living room with wood burning fireplace and closet bar, formal dining room, eat-in kitchen, half bath, and patio. Second level has a large primary suite with full bath, 2 additional bedrooms, full bath, and 2nd floor laundry. All appliances included. Convenient access to the National Park, ski resorts, hiking trails, and highways.

17. 2022-11-25
    listed $184,900 Active

    Show marketing remark (498 chars)

    Situated within the Revere School District sits this nice sized condo at 1,800+ sqft with 3 bedrooms, 3 bathrooms, 2 car garage, and basement. First floor features a living room with wood burning fireplace and closet bar, formal dining room, eat-in kitchen, half bath, and patio. Second level has a large primary suite with full bath, 2 additional bedrooms, full bath, and 2nd floor laundry. All appliances included. Convenient access to the National Park, ski resorts, hiking trails, and highways.

18. 2015-01-16
    soldstatus $75,000
19. 2015-01-15
    soldstatus $75,000
20. 2014-11-29
    historical
21. 2014-10-27
    listed $75,000

ⓘ 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: $2,360 · $197/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$379/yr (+$32/mo · 16.1%)

ⓘ 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 ≥97°F today · 18 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: $33,600
• − Mortgage interest: −$11,198
• − Property taxes: −$2,360
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$4,332
• − Depreciation: −$5,815
• Taxable income: $3,520
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $5,428/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: Revere Local
• NCES district ID: 3905005
• Math proficiency: 83% ▼ -6.00%
• Reading proficiency: 86% ▼ -2.00%
• Median HH income: $94,991
• Composite: 75.68/100
• National rank: #129
• State rank: #17 of 656 in OH

Livability — Richfield

• Score: 69/100
• State rank: #500
• US rank: #8356

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

• Census place: Richfield, OH
• County: Summit · 539,389 people
• City population: 6,151
• Metro: Akron, OH
• Population (ZIP): 6,151
• Household income: $115,227
• Rent vs Own: 6.0% rent · 94.0% own

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 2% Asian 2%
• Common ancestry: Romanian 11% Scandinavian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 96% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1% Chinese 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: ▼ -76.76%
• Current HPI: 195.4995
• 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

+166.5% since first listed

19 events — show timeline

• 2026-06-02 Pending — MLSNOW
• 2026-05-13 Listed $199,900 MLSNOW
• 2026-04-30 Listing Removed — MLSNOW
• 2026-03-25 Contingent — MLSNOW
• 2026-03-09 Price Changed $210,000 MLSNOW
• 2026-03-03 Relisted — MLSNOW
• 2026-02-28 Listing Removed — MLSNOW
• 2026-02-01 Relisted — MLSNOW
• 2026-01-31 Listing Removed — MLSNOW
• 2025-11-15 Price Changed $214,900 MLSNOW
• 2025-09-03 Listed $219,900 MLSNOW
• 2023-01-19 Sold (MLS) $184,900 MLSNOW
• 2023-01-18 Sold (Public Records) $184,900 Public Records
• 2022-12-01 Pending — MLSNOW
• 2022-11-25 Listed $184,900 MLSNOW
• 2015-01-16 Sold (Public Records) $75,000 Public Records
• 2015-01-15 Sold (MLS) $75,000 MLSNOW
• 2014-11-29 Listing Removed — MLSNOW
• 2014-10-27 Listed $75,000 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $2,360 · +0.2% YoY. Source: county tax records.