5620 Nave St SW · Richville, OH 44706

$254,000

4 bd · 3.0 ba · 2,002 sqft · MultiFamily public records · 116 Days on market

Built 1976 0.31 ac lot

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• DSCR +4.3/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Maintenance free all brick ranch duplex. 2 bedrooms each side with attached garage, additional driveway on one unit with shed. One unit rents for $670/mo. Tenant does mowing. Other unit rents for $695/mo. Great return on investment. Long term renters. HOA fee is $100/year. Handicap accessible.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• Other: Above-grade finished area reported as 2,002
• Financial info: Two leased 2-bedroom units with reported rents: $1,027.14 and $890.40
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage with 2 garage spaces; Direct access from garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-story building; One building on the parcel
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Brick construction; 0.3053-acre lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: No flooring details provided
• Bathrooms: Each unit includes 2 bathrooms (total: full and half counts listed separately)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full unfinished basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $254k.

Deal economics

• At list price, monthly cash flow is $36 ($427/yr) — positive. Per door: $18/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (15.2% below list).
• Recommended offer: $215k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#739 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Perry Local (suburban): math 63% / reading 73% proficiency, ranked #173 of 656 in OH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 active listings in the ZIP; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent runs 44% of the median local income ($58k/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.
• Stark 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 116 days — a 9% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $254k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $215,400 (15.2% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-38,916
• Equity at exit: $37,872

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-31,061
• Equity at exit: $21,961

Cash invested: $71,120 (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 44706

• Active inventory: 87
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$1,332
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $36

Break-even live

Break-even rent $2,109

Max offer price $254,000

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,154
Total (2 units)			$2,154

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $254,000 Active 116 DOM
2. 2026-06-17
   days on market $254,000 Active 115 DOM
3. 2026-06-16
   days on market $254,000 Active 114 DOM
4. 2026-06-15
   days on market $254,000 Active 113 DOM
5. 2026-06-13
   days on market $254,000 Active 111 DOM
6. 2026-06-12
   days on market $254,000 Active 110 DOM
7. 2026-06-09
   days on market $254,000 Active 107 DOM
8. 2026-06-08
   days on market $254,000 Active 106 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $254,000 Active 105 DOM

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $3,351 · $279/mo
• Expected delta: +$612/yr (+$51/mo · 22.3%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,848
• − Mortgage interest: −$14,228
• − Property taxes: −$2,739
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$7,389
• Taxable loss: −$3,914
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $1,366/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: Perry Local
• NCES district ID: 3904992
• Math proficiency: 63% ▼ -10.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $51,700
• Composite: 57.83/100
• National rank: #1048
• State rank: #173 of 656 in OH

Livability — Richville

• Score: 65/100
• State rank: #739
• US rank: #13328

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: Richville, OH
• County: Stark County · 272,865 people
• City population: 103,614
• Metro: Canton-Massillon, OH
• Population (ZIP): 16,496
• Household income: $58,228
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 502.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.35%
• Current HPI: 239.851
• Rent YoY: —
• Metro: Canton-Massillon, 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

+84.1% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $254,000 MLSNOW
• 2026-04-14 Price Changed $259,000 MLSNOW
• 2026-03-30 Price Changed $264,900 MLSNOW
• 2026-03-06 Price Changed $266,500 MLSNOW
• 2026-02-22 Listed $269,900 MLSNOW
• 2015-05-15 Sold (Public Records) $140,000 Public Records
• 2015-05-15 Sold (MLS) $140,000 MLSNOW
• 2015-04-07 Pending — MLSNOW
• 2015-03-12 Listed $139,900 MLSNOW
• 2009-04-27 Listing Removed — MLSNOW
• 2008-10-27 Listed $144,900 MLSNOW
• 2000-10-23 Sold (Public Records) $138,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $2,739 · +0.4% YoY. Source: county tax records.