5541 Ravenna Ave · Louisville, OH 44641

$259,900

4 bd · 2.0 ba · 2,230 sqft · SingleFamily public records · 19 Days on market

Built 1925 0.28 ac lot $117/sqft · 21% below area Est $329k · 21% under

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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 +8.0/30.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Your Forever Home Awaits: Space, Style, and the Ultimate Garage! Prepare to be impressed by this stunning 4-bedroom home that perfectly blends "good bones" with modern peace of mind. Located in a highly-rated school district with convenient, easy access to Route 62, this home offers the perfect balance of neighborhood charm and commuter convenience. The standout feature is undoubtedly the massive 2-car detached garage. More than just a place to park, this hobbyist's paradise includes: A dedicated workshop area for your projects. A spacious loft for additional storage or creative space. Every amenity a garage enthusiast could dream of! Outdoor Living & Major Updates -Rest ea

Key facts

• New patio
• Workshop area
• Private fireplace

Tags

• DETACHED GARAGE
• WORKSHOP AREA
• SPACIOUS LOFT
• NEW DECK
• NEW PATIO
• PRIVATE FIREPLACE

Property features AI

Exterior

• Parking: Detached 2-car garage; Asphalt driveway; Garage with door opener
• Utilities: Septic tank; Well water
• Home design: Two-story house; Faces east
• Construction: Vinyl siding; Asphalt roof; Built (year per public records)
• Exterior features: Deck; Front porch; Patio; 60 x 180 lot dimensions

Interior

• Kitchen: Eat-in kitchen; Kitchen with range, refrigerator, microwave, dishwasher, and freezer
• Bedrooms: Second-floor bedrooms (multiple); Bedroom with fireplace
• Bathrooms: Two full bathrooms; Two half bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; His and hers closets; Multiple closets; Storage space
• Laundry & utility: Washer and dryer; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (34.1% below list).
• Recommended offer: $171k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Louisville — 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 79/100 on livability (#142 in OH, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Louisville City (suburban): math 67% / reading 70% proficiency, ranked #162 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

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 19 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,370 (34.1% 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. Built in 1925 — 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. 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: 0.66% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 12.6

CMA / ARV

• ARV (median comp): $328,617
• List price: $259,900
• Delta: -20.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Crosswyck Cir	0.52mi	4/3.5	2,153 (-4%)	7mo	$399,900	$186	58
7425 Brookside St	0.17mi	3/3.0 (-1)	2,089 (-6%)	20mo	$321,000	$154	56
1461 Brookridge Ave	0.46mi	3/2.5 (-1)	1,912 (-14%)	2mo	$235,000	$123	46
1170 Winding Ridge Ave	0.61mi	3/2.5 (-1)	1,918 (-14%)	5mo	$293,000	$153	37
1276 Cheverton Ave NE	0.62mi	3/2.5 (-1)	2,124 (-5%)	24mo	$331,000	$156	37

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 · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.25×
• Total profit: $-54,794
• Equity at exit: $38,752

10-year hold

• IRR: -10.4%
• Equity multiple: 0.31×
• Total profit: $-50,457
• Equity at exit: $22,471

Cash invested: $72,772 (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 44641

• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-269

Break-even live

Break-even rent $2,054

Max offer price $212,349

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-07
   listed $259,900 Active 1598-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: $1,821 · $152/mo
• Projected year-2 tax: $2,938 · $245/mo
• Expected delta: +$1,117/yr (+$93/mo · 61.3%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,564
• − Mortgage interest: −$14,558
• − Property taxes: −$1,821
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$7,561
• Taxable loss: −$7,966
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-1,318/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: Louisville City
• NCES district ID: 3904987
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $54,455
• Composite: 58.54/100
• National rank: #992
• State rank: #162 of 656 in OH

Livability — Louisville

• Score: 79/100
• State rank: #142
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark County · 272,865 people
• City population: 20,031
• Metro: Canton-Massillon, OH
• Population (ZIP): 20,031
• Household income: $80,303
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 344.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 6% Lithuanian 5% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

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: ▼ -203.38%
• Current HPI: 214.6849
• Rent YoY: ▲ 5.57%
• 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

2 events — show timeline

• 2026-05-26 Listing Removed — MLSNOW
• 2026-05-07 Listed $259,900 MLSNOW

Property tax history

+5.2%/yr

Latest (2024): $1,821 · +22.9% YoY. Source: county tax records.