10083 Stillwater Rd SE · Uhrichsville, OH 44683

$189,900

4 bd · 1.0 ba · 2,420 sqft · SingleFamily public records · 35 Days on market

Built 1884 0.92 ac lot $78/sqft · 23% below area Est $247k · 23% under ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 1 1/2 story, vinyl sided home. The main floor features 2 bedrooms, including the master with a private door leading directly to the back deck-perfect for enjoying quiet mornings or relaxing evenings. You'll also find a beautifully remodeled bath with walk in shower only. The open kitchen and dining area provides space for every day living, complete with oak cabinets with ample storage and main floor laundry. 3rd bedroom located on 2nd floor offers a cozy sitting area. Situated on almost 1 acre lot, the property included 2 car plus detached garage and a large storage shed. Recent updates include C/A in 2025. Kitchen appliances, washer and dryer will remain.

Key facts

• Oak cabinets
• Main floor laundry
• Back deck

Tags

• BACK DECK
• REMODELED BATH
• WALK IN SHOWER
• OAK CABINETS
• AMPLE STORAGE
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: Vinyl-sided home; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two main bedrooms (one on the first level, one on the second level); additional bedroom-sized rooms noted
• Flooring: Carpet in most bedrooms and living areas; Laminate flooring in the eat-in kitchen
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Washer and dryer included; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $16 ($193/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 $146k (23.1% below list).
• Recommended offer: $146k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,002 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Claymont City (town): math 47% / reading 51% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,026 (23.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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 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: 0.77% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $246,968
• List price: $189,900
• Delta: -23.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-29,832
• Equity at exit: $28,315

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-25,004
• Equity at exit: $16,419

Cash invested: $53,172 (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 44683

• Home prices YoY: -14.4%
• Active inventory: 35
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $16

Break-even live

Break-even rent $1,440

Max offer price $189,900

Occupancy floor 94%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $189,900 Pending 35 DOM
2. 2026-06-04
   days on market $189,900 Contingent 33 DOM
3. 2026-06-02
   days on market $189,900 Contingent 32 DOM
4. 2026-06-01
   days on market $189,900 Contingent 31 DOM
5. 2026-05-31
   days on market $189,900 Contingent 30 DOM
6. 2026-05-09
   historical Contingent 669-char remark
7. 2026-05-05
   price $189,900 669-char remark
8. 2026-04-29
   listed $199,900 Active 669-char remark

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $1,856 · $155/mo
• Expected delta: +$1,106/yr (+$92/mo · 147.4%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,523
• − Mortgage interest: −$10,637
• − Property taxes: −$750
• − Insurance: −$950
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$5,524
• Taxable loss: −$3,142
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $947/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: Claymont City
• NCES district ID: 3904377
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $37,563
• Composite: 40.76/100
• National rank: #3650
• State rank: #467 of 656 in OH

Livability — Uhrichsville

• Score: 59/100
• State rank: #1002
• US rank: #19658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscarawas · 99,287 people
• Population (ZIP): 7,888
• Household income: $55,179
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 7.2

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.60%
• Current HPI: 212.197
• 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

-5.0% since first listed

6 events — show timeline

• 2026-06-05 Pending — MLSNOW
• 2026-06-05 Sold (Public Records) $189,900 Public Records
• 2026-06-05 Sold (MLS) $189,900 MLSNOW
• 2026-05-09 Contingent — MLSNOW
• 2026-05-05 Price Changed $189,900 MLSNOW
• 2026-04-29 Listed $199,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $750 · +23.3% YoY. Source: county tax records.