3550 Sanford Ave · Stow, OH 44224

$190,000

4 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 53 Days on market

Built 1927 7,248 sqft lot Est $247k · 23% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• Rent growth +4.6/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom, 1.5 bath, cape cod in the desirable Stow- Munroe Falls School District. Inviting front porch is the perfect spot for a swing. Hardwood floors in the living and dining rooms. Vinyl replacement windows. The bright white eat in kitchen offers plenty of cabinet and counter space. The family room/ sunroom is located off of the kitchen and features 3 huge double wide windows which stream tons of natural light and new carpeting. French doors off the family room lead out to a large 2 tier deck for outdoor entertaining and overlooks the private backyard. Convenient first floor laundry and half bath. Central Air in 2014. Hot water tank 2017. 2 car detached garage. Home warranty offered by the seller.

Key facts

• 7,248 sq ft lot
• 2 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.5% in Stow — 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 76/100 on livability (#217 in OH, #3,390 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Stow-Munroe Falls City School District (suburban): math 58% / reading 64% proficiency, ranked #247 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.6%/yr); 114 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 + 8.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 32y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $247,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 Sanford Ave	0.00mi	4/1.5	1,350 (+10%)	1mo	$180,000	$133	82
3666 Hiwood Ave	0.21mi	4/1.0	1,092 (-11%)	3mo	$233,000	$213	68
3439 Margaret Ave	0.20mi	3/2.0 (-1)	1,362 (+11%)	1mo	$275,000	$202	64
3757 Seneca St	0.51mi	3/1.0 (-1)	1,232 (+1%)	5mo	$200,000	$162	64
3665 Marcella Ave	0.22mi	3/1.0 (-1)	1,360 (+11%)	0mo	$207,000	$152	64
3842 Moreland Ave	0.51mi	3/1.0 (-1)	1,156 (-6%)	3mo	$172,500	$149	57
2429 Applewood Dr	0.69mi	3/2.0 (-1)	1,286 (+5%)	4mo	$266,000	$207	48
3711 Vira Rd	0.69mi	3/3.0 (-1)	1,264 (+3%)	6mo	$232,000	$184	46
3901 Moreland Ave	0.64mi	3/1.5 (-1)	1,106 (-10%)	4mo	$285,000	$258	46
3682 Vira Rd	0.66mi	3/1.5 (-1)	1,120 (-8%)	5mo	$255,000	$228	45
3961 Klein Ave	0.72mi	3/1.0 (-1)	1,340 (+10%)	4mo	$135,000	$101	41
63 Oakhurst Dr	0.72mi	3/2.5 (-1)	1,136 (-7%)	7mo	$250,375	$220	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.83×
• Total profit: $-8,841
• Equity at exit: $28,330

10-year hold

• IRR: 10.5%
• Equity multiple: 2.01×
• Total profit: $53,644
• Equity at exit: $16,428

Cash invested: $53,200 (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 44224

• Rents YoY: 8.6%
• Active inventory: 114
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$250 /mo · $2,996/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $185

Break-even live

Break-even rent $1,677

Max offer price $190,000

Occupancy floor 85%

Sensitivity live

Price	-10% $293	-5% $239	+0% $185	+5% $132	+10% $78
Rent	-10% $34	-5% $110	+0% $185	+5% $261	+10% $336
Rate	-1.0pp $281	-0.5pp $234	base $185	+0.5pp $136	+1.0pp $86

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3591 Hiwood Ave Stow, OH	3.0	1.0	912	$1,595	$1.75	44d	1	0.21mi
2116 Samira Rd Stow, OH	3.0	2.0	1176	$1,575	$1.34	15d	1	0.90mi
4134 Beckley Rd Stow, OH	3.0	1.0	1200	$1,750	$1.46	44d	1	1.08mi
4261 Osage St Stow, OH	3.0	2.0	1072	$1,850	$1.73	15d	1	1.25mi

Listing history 29 events

1. 2026-05-22
   soldstatus $180,000 Closed
2. 2026-04-27
   status Pending
3. 2026-04-12
   price $190,000
4. 2026-03-26
   price $195,000
5. 2026-03-05
   listed $200,000 Active
6. 2022-07-22
   soldstatus $180,000 Closed 719-char remark

   Show marketing remark (719 chars)

   Charming 4 bedroom, 1.5 bath, cape cod in the desirable Stow- Munroe Falls School District. Inviting front porch is the perfect spot for a swing. Hardwood floors in the living and dining rooms. Vinyl replacement windows. The bright white eat in kitchen offers plenty of cabinet and counter space. The family room/ sunroom is located off of the kitchen and features 3 huge double wide windows which stream tons of natural light and new carpeting. French doors off the family room lead out to a large 2 tier deck for outdoor entertaining and overlooks the private backyard. Convenient first floor laundry and half bath. Central Air in 2014. Hot water tank 2017. 2 car detached garage. Home warranty offered by the seller.

7. 2022-07-22
   soldstatus $180,000

   Show marketing remark (719 chars)

   Charming 4 bedroom, 1.5 bath, cape cod in the desirable Stow- Munroe Falls School District. Inviting front porch is the perfect spot for a swing. Hardwood floors in the living and dining rooms. Vinyl replacement windows. The bright white eat in kitchen offers plenty of cabinet and counter space. The family room/ sunroom is located off of the kitchen and features 3 huge double wide windows which stream tons of natural light and new carpeting. French doors off the family room lead out to a large 2 tier deck for outdoor entertaining and overlooks the private backyard. Convenient first floor laundry and half bath. Central Air in 2014. Hot water tank 2017. 2 car detached garage. Home warranty offered by the seller.

8. 2022-07-01
   status Pending 719-char remark

   Show marketing remark (719 chars)

   Charming 4 bedroom, 1.5 bath, cape cod in the desirable Stow- Munroe Falls School District. Inviting front porch is the perfect spot for a swing. Hardwood floors in the living and dining rooms. Vinyl replacement windows. The bright white eat in kitchen offers plenty of cabinet and counter space. The family room/ sunroom is located off of the kitchen and features 3 huge double wide windows which stream tons of natural light and new carpeting. French doors off the family room lead out to a large 2 tier deck for outdoor entertaining and overlooks the private backyard. Convenient first floor laundry and half bath. Central Air in 2014. Hot water tank 2017. 2 car detached garage. Home warranty offered by the seller.

9. 2022-06-20
   historical Contingent 719-char remark

   Show marketing remark (719 chars)

   Charming 4 bedroom, 1.5 bath, cape cod in the desirable Stow- Munroe Falls School District. Inviting front porch is the perfect spot for a swing. Hardwood floors in the living and dining rooms. Vinyl replacement windows. The bright white eat in kitchen offers plenty of cabinet and counter space. The family room/ sunroom is located off of the kitchen and features 3 huge double wide windows which stream tons of natural light and new carpeting. French doors off the family room lead out to a large 2 tier deck for outdoor entertaining and overlooks the private backyard. Convenient first floor laundry and half bath. Central Air in 2014. Hot water tank 2017. 2 car detached garage. Home warranty offered by the seller.

10. 2022-06-16
    listed $170,000 Active 719-char remark

    Show marketing remark (719 chars)

    Charming 4 bedroom, 1.5 bath, cape cod in the desirable Stow- Munroe Falls School District. Inviting front porch is the perfect spot for a swing. Hardwood floors in the living and dining rooms. Vinyl replacement windows. The bright white eat in kitchen offers plenty of cabinet and counter space. The family room/ sunroom is located off of the kitchen and features 3 huge double wide windows which stream tons of natural light and new carpeting. French doors off the family room lead out to a large 2 tier deck for outdoor entertaining and overlooks the private backyard. Convenient first floor laundry and half bath. Central Air in 2014. Hot water tank 2017. 2 car detached garage. Home warranty offered by the seller.

11. 2014-12-24
    soldstatus $90,500 436-char remark

    Show marketing remark (436 chars)

    You are going to fall in love with this 4BD/2BA cozy Cape Cod home! This home has so much personality and it starts with the charming front porch. Arch doorway from living room to dining room. French doors in the family room open to a deck that would be perfect for entertaining. The eat-in kitchen has plenty of room for storage and lots of counter space. Laundry room is complete with cabinets and a half bath. Newer roof and windows.

12. 2014-12-04
    soldstatus $90,500
13. 2014-12-01
    historical 436-char remark

    Show marketing remark (436 chars)

    You are going to fall in love with this 4BD/2BA cozy Cape Cod home! This home has so much personality and it starts with the charming front porch. Arch doorway from living room to dining room. French doors in the family room open to a deck that would be perfect for entertaining. The eat-in kitchen has plenty of room for storage and lots of counter space. Laundry room is complete with cabinets and a half bath. Newer roof and windows.

14. 2013-03-25
    listed $101,900 436-char remark

    Show marketing remark (436 chars)

    You are going to fall in love with this 4BD/2BA cozy Cape Cod home! This home has so much personality and it starts with the charming front porch. Arch doorway from living room to dining room. French doors in the family room open to a deck that would be perfect for entertaining. The eat-in kitchen has plenty of room for storage and lots of counter space. Laundry room is complete with cabinets and a half bath. Newer roof and windows.

15. 2012-08-10
    soldstatus $92,000
16. 2012-08-10
    soldstatus $92,000
17. 2012-06-07
    listed $97,500
18. 2012-02-01
    historical
19. 2011-07-01
    listed $94,500
20. 2011-06-11
    historical
21. 2010-06-11
    listed $114,900
22. 2007-07-25
    soldstatus $129,000
23. 2007-07-25
    soldstatus $129,000
24. 2007-05-03
    listed $136,900
25. 1999-07-19
    soldstatus $82,800
26. 1995-07-01
    historical
27. 1995-06-02
    listed $89,000
28. 1995-05-31
    historical
29. 1994-11-15
    listed $79,500

ⓘ 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: $2,996 · $250/mo
• Projected year-2 tax: $2,996 · $250/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
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,945
• − Mortgage interest: −$10,643
• − Property taxes: −$2,996
• − Insurance: −$950
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$5,527
• Taxable loss: −$842
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $2,426/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: Stow-Munroe Falls City School District
• NCES district ID: 3904483
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $64,663
• Composite: 53.29/100
• National rank: #1488
• State rank: #247 of 656 in OH

Livability — Stow

• Score: 76/100
• State rank: #217
• US rank: #3390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stow, OH
• County: Summit County · 440,783 people
• City population: 39,200
• Metro: Akron, OH
• Population (ZIP): 39,200
• Household income: $94,287
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1165.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 1% Other Asian/Pacific 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: ▼ -218.72%
• Current HPI: 208.3063
• Rent YoY: ▲ 8.56%
• Metro: Akron, 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

+126.4% since first listed

29 events — show timeline

• 2026-05-22 Sold (MLS) $180,000 MLSNOW
• 2026-04-27 Pending — MLSNOW
• 2026-04-12 Price Changed $190,000 MLSNOW
• 2026-03-26 Price Changed $195,000 MLSNOW
• 2026-03-05 Listed $200,000 MLSNOW
• 2022-07-22 Sold (Public Records) $180,000 Public Records
• 2022-07-22 Sold (MLS) $180,000 MLSNOW
• 2022-07-01 Pending — MLSNOW
• 2022-06-20 Contingent — MLSNOW
• 2022-06-16 Listed $170,000 MLSNOW
• 2014-12-24 Sold (MLS) $90,500 MLSNOW
• 2014-12-04 Sold (Public Records) $90,500 Public Records
• 2014-12-01 Listing Removed — MLSNOW
• 2013-03-25 Listed $101,900 MLSNOW
• 2012-08-10 Sold (Public Records) $92,000 Public Records
• 2012-08-10 Sold (MLS) $92,000 MLSNOW
• 2012-06-07 Listed $97,500 MLSNOW
• 2012-02-01 Listing Removed — MLSNOW
• 2011-07-01 Listed $94,500 MLSNOW
• 2011-06-11 Listing Removed — MLSNOW
• 2010-06-11 Listed $114,900 MLSNOW
• 2007-07-25 Sold (Public Records) $129,000 Public Records
• 2007-07-25 Sold (MLS) $129,000 MLSNOW
• 2007-05-03 Listed $136,900 MLSNOW
• 1999-07-19 Sold (Public Records) $82,800 Public Records
• 1995-07-01 Listing Removed — MLSNOW
• 1995-06-02 Listed $89,000 MLSNOW
• 1995-05-31 Listing Removed — MLSNOW
• 1994-11-15 Listed $79,500 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $2,996 · -1.6% YoY. Source: county tax records.