91 Union Ave SE · Minerva, OH 44657

$109,900

6 bd · 3.0 ba · 3,050 sqft · SingleFamily public records · 174 Days on market

Built 1856 9,583 sqft lot ↓ 4% since listing

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Why this score? — see what drove the B- 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless possibilities await with this unique property. Part of the building is already configured for a duplex or triplex layout. This section will need a full renovation, many of the mechanicals have already been updated—giving you a strong head start. An attached two-car garage/workshop adds even more versatility. Currently used as warehouse space, it could easily be adapted for car detailing, retail, storage, rental garages, or a variety of other uses. With extremely high visibility and a strong traffic count on two main highways, this location offers exceptional exposure for any business or investment vision. Immediate occupancy available. Call for details—this property truly offers unlimited potential

Key facts

• Warehouse space
• Full renovation
• 9,583 sq ft lot

Tags

• DUPLEX OR TRIPLEX LAYOUT
• FULL RENOVATION
• ATTACHED TWO-CAR GARAGE
• WAREHOUSE SPACE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#563 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Minerva Local (town): math 55% / reading 57% proficiency, ranked #352 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1856 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.20% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.9

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,118
• Equity at exit: $16,386

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $29,641
• Equity at exit: $9,502

Cash invested: $30,772 (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 44657

• Home prices YoY: -24.3%
• Active inventory: 33
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $329

Break-even live

Break-even rent $906

Max offer price $109,900

Occupancy floor 70%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   price $109,900 Active 174 DOM
2. 2026-06-18
   days on market $119,900 Active 174 DOM
3. 2026-06-17
   days on market $119,900 Active 173 DOM
4. 2026-06-16
   days on market $119,900 Active 172 DOM
5. 2026-06-13
   days on market $119,900 Active 171 DOM
6. 2026-06-10
   days on market $119,900 Active 169 DOM
7. 2026-06-09
   days on market $119,900 Active 168 DOM
8. 2026-06-08
   days on market $119,900 Active 167 DOM
9. 2026-06-07
   days on market $119,900 Active 166 DOM
10. 2026-06-05
    days on market $119,900 Active 163 DOM
11. 2026-06-03
    days on market $119,900 Active 162 DOM
12. 2026-06-02
    days on market $119,900 Active 161 DOM
13. 2026-06-01
    days on market $119,900 Active 160 DOM
14. 2026-05-31
    days on market $119,900 Active 159 DOM
15. 2026-05-30
    days on market $119,900 Active 158 DOM
16. 2026-05-13
    price $119,900 727-char remark

    Show marketing remark (727 chars)

    Endless possibilities await with this unique property. Part of the building is already configured for a duplex or triplex layout. This section will need a full renovation, many of the mechanicals have already been updated—giving you a strong head start. An attached two-car garage/workshop adds even more versatility. Currently used as warehouse space, it could easily be adapted for car detailing, retail, storage, rental garages, or a variety of other uses. With extremely high visibility and a strong traffic count on two main highways, this location offers exceptional exposure for any business or investment vision. Immediate occupancy available. Call for details—this property truly offers unlimited potential

17. 2025-12-23
    listed $149,900 Active 727-char remark

    Show marketing remark (727 chars)

    Endless possibilities await with this unique property. Part of the building is already configured for a duplex or triplex layout. This section will need a full renovation, many of the mechanicals have already been updated—giving you a strong head start. An attached two-car garage/workshop adds even more versatility. Currently used as warehouse space, it could easily be adapted for car detailing, retail, storage, rental garages, or a variety of other uses. With extremely high visibility and a strong traffic count on two main highways, this location offers exceptional exposure for any business or investment vision. Immediate occupancy available. Call for details—this property truly offers unlimited potential

18. 2022-05-13
    soldstatus $80,000
19. 2001-08-12
    historical
20. 2001-04-11
    listed $124,900

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$295/yr (+$25/mo · 26.2%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,866
• − Mortgage interest: −$6,156
• − Property taxes: −$1,124
• − Insurance: −$550
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,197
• Taxable income: $2,300
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,392/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: Minerva Local
• NCES district ID: 3904989
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $48,153
• Composite: 47.58/100
• National rank: #2263
• State rank: #352 of 656 in OH

Livability — Minerva

• Score: 68/100
• State rank: #563
• US rank: #9665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stark · 366,688 people
• City population: 9,581
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,581
• Household income: $60,490
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 14.3

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 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: ▼ -76.18%
• Current HPI: 237.2677
• 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

-4.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $119,900 MLSNOW
• 2025-12-23 Listed $149,900 MLSNOW
• 2022-05-13 Sold (Public Records) $80,000 Public Records
• 2001-08-12 Listing Removed — MLSNOW
• 2001-04-11 Listed $124,900 MLSNOW

Property tax history

-21.8%/yr

Latest (2024): $1,124 · +1.3% YoY. Source: county tax records.