8746 Northstar Cir · Seville, OH 44273

$199,900

2 bd · 1.0 ba · 1,120 sqft · Condo public records · 6 Days on market

Built 1994 $245/mo HOA · 13% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat cute condo living. Lots of room. Full basement. Ready to move in. Nice back deck very private.

Key facts

• Granite countertops
• Updated tile work
• Tile backsplash

Tags

• ENGINEERED HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• UPDATED TILE WORK
• GRANITE VANITY COUNTER

Property features AI

Finance

• HOA & community: Homeowners association managed by Associated Property Management; Monthly association fee of $245 covering association management, insurance, grounds maintenance, structure maintenance, and snow removal

Exterior

• Parking: Attached garage with 1 garage space; Additional parking with direct access
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level: ground floor; Attached property; Public records list 1,120 above-grade finished area
• Construction: Vinyl siding; Asphalt/fiberglass roof; Block foundation; Built according to public records
• Exterior features: Deck; Wooded lot

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms (one approx. 14 x 12)
• Bathrooms: One full bathroom on the main level
• Interior features: Ceiling fans; Eat-in kitchen; Natural woodwork; Unfinished basement with sump pump; Has view
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-40 ($-476/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (5.0% below list).
• Recommended offer: $190k (5.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#225 in OH, #3,532 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cloverleaf Local (rural): math 61% / reading 68% proficiency, ranked #205 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cloverleaf Elementary School (math 64% / reading 70%, grade B+, #456 of 1,584 statewide, top 31%, 1,075 students, 32% FRL); Cloverleaf Middle School (math 64% / reading 63%, grade B+, #228 of 654 statewide, top 35%, 540 students, 33% FRL); Cloverleaf High School (math 47% / reading 72%, grade C+, #243 of 781 statewide, top 33%, 591 students, 32% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 471 units permitted in Medina County in 2024 (0 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y 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.
• Current owner paid $86k; list at $200k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $190,000 (5.0% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 8.8

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-34,792
• Equity at exit: $29,806

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-33,036
• 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 44273

• Home prices YoY: -24.9%
• Active inventory: 39
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$83
• HOA: −$245
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-40

Break-even live

Break-even rent $1,950

Max offer price $192,892

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $17	+0% $-40	+5% $-96	+10% $-153
Rent	-10% $-190	-5% $-115	+0% $-40	+5% $35	+10% $110
Rate	-1.0pp $61	-0.5pp $11	base $-40	+0.5pp $-91	+1.0pp $-144

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
9470 Arrowhead Ridge Ln Seville, OH	2.0	2.0	1400	$1,900	$1.36	45d	1	1.36mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $199,900 Active
3. 2015-02-06
   soldstatus $86,000
4. 2011-11-16
   soldstatus $82,500 99-char remark

   Show marketing remark (99 chars)

   Neat cute condo living. Lots of room. Full basement. Ready to move in. Nice back deck very private.

5. 2011-06-27
   listed $99,900 99-char remark

   Show marketing remark (99 chars)

   Neat cute condo living. Lots of room. Full basement. Ready to move in. Nice back deck very private.

6. 1994-11-22
   soldstatus $83,275
7. 1994-11-22
   soldstatus $83,275
8. 1994-08-29
   listed $81,900
9. 1994-08-04
   listed $81,900
10. 1994-08-04
    listed $81,900

ⓘ 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: $1,969 · $164/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$575/yr (+$48/mo · 29.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$11,198
• − Property taxes: −$1,969
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$2,940
• − Depreciation: −$5,815
• Taxable loss: −$3,769
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $429/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: Cloverleaf Local
• NCES district ID: 3904848
• Math proficiency: 61% ▼ -16.00%
• Reading proficiency: 68% ▼ -6.00%
• Median HH income: $58,407
• Composite: 55.59/100
• National rank: #1235
• State rank: #205 of 656 in OH

Livability — Seville

• Score: 76/100
• State rank: #225
• US rank: #3532

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: Seville, OH
• County: Medina · 181,928 people
• City population: 7,124
• Metro: Cleveland, OH
• Population (ZIP): 7,124
• Household income: $93,328
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 0.9

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Romanian 7% Iranian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.75%
• Current HPI: 267.9357
• 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

+144.1% since first listed

10 events — show timeline

• 2026-04-30 Pending — MLSNOW
• 2026-04-24 Listed $199,900 MLSNOW
• 2015-02-06 Sold (Public Records) $86,000 Public Records
• 2011-11-16 Sold (MLS) $82,500 MLSNOW
• 2011-06-27 Listed $99,900 MLSNOW
• 1994-11-22 Sold (MLS) $83,275 MLSNOW
• 1994-11-22 Sold (MLS) $83,275 MLSNOW
• 1994-08-29 Listed $81,900 MLSNOW
• 1994-08-04 Listed $81,900 MLSNOW
• 1994-08-04 Listed $81,900 MLSNOW

Property tax history

+2.8%/yr

Latest (2025): $1,969 · +21.4% YoY. Source: county tax records.