5700 Broadway Ave · Louisville, OH 44641

$160,000

3 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 183 Days on market

Built 1927 0.74 ac lot $100/sqft · 40% below area Est $268k · 40% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a fantastic opportunity in Louisville, OH! This 3-bedroom, 2-bathroom home sits on a generous . 74-acre lot, offering plenty of room to spread out, enjoy the outdoors, and make the space your own. With a full basement, you’ll have endless possibilities for storage, hobbies, or future expansion. Whether you're looking for a property with potential or a place to bring your vision to life, this home delivers the space, setting, and location to make it happen. Don’t miss your chance to turn this Louisville gem into something truly special! This is an ONLINE ONLY foreclosure sale. There are NO SHOWINGS. Deposit due by wire transfer within 48 upon conclusion. Funding must take place within 30 days of confirmation of sale. 5% Buyer’s Premium shall apply. Subject to postponement and cancellation. Full terms and conditions at online registration.

Key facts

• 0.74 acre lot
• 3 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $52 ($626/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 $158k (1.2% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 183 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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.

Risks & watch-outs

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

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1927 — 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: 0.99% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (median comp): $268,359
• List price: $160,000
• Delta: -40.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5681 Rosedale St	0.17mi	3/1.5	1,584 (-1%)	9mo	$264,900	$167	80
5289 Oakridge Dr NE	0.69mi	3/2.5	1,565 (-3%)	2mo	$260,000	$166	60
5109 Columbus Rd NE	0.62mi	3/2.0	1,665 (+4%)	7mo	$279,900	$168	59
5125 Glenoak Dr NE	0.66mi	3/3.0	1,567 (-2%)	4mo	$295,000	$188	58
6030 Holderman Ave	0.45mi	3/2.0	1,810 (+13%)	7mo	$292,000	$161	52
2307 Wittenburg St	0.56mi	3/2.5	1,801 (+12%)	2mo	$285,900	$159	50
5470 Alcorn Ave	0.47mi	4/3.0 (+1)	1,783 (+11%)	5mo	$343,000	$192	46
6170 Reno Dr	0.46mi	3/2.0	1,440 (-10%)	21mo	$251,000	$174	44
1687 Malone St	0.74mi	3/2.0	1,752 (+9%)	11mo	$230,000	$131	41
2040 Walsh St	0.69mi	4/2.0 (+1)	1,512 (-6%)	16mo	$239,900	$159	40
1821 Hiram St	0.69mi	4/2.5 (+1)	1,824 (+14%)	1mo	$222,500	$122	38
6259 Columbus Rd NE	0.72mi	3/1.5	1,394 (-13%)	19mo	$300,000	$215	27

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: -11.0%
• Equity multiple: 0.59×
• Total profit: $-18,330
• Equity at exit: $23,857

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $6,779
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $52

Break-even live

Break-even rent $1,515

Max offer price $160,000

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2158 Kenyon St Unit B Louisville, OH	2.0	1.5	1400	$1,495	$1.07	13d	1	0.57mi

Listing history 42 events

1. 2026-06-18
   days on market $160,000 Active 183 DOM
2. 2026-06-17
   days on market $160,000 Active 182 DOM
3. 2026-06-16
   days on market $160,000 Active 181 DOM
4. 2026-06-13
   days on market $160,000 Active 180 DOM
5. 2026-06-10
   days on market $160,000 Active 178 DOM
6. 2026-06-09
   days on market $160,000 Active 177 DOM
7. 2026-06-08
   days on market $160,000 Active 176 DOM
8. 2026-06-07
   days on market $160,000 Active 175 DOM
9. 2026-06-05
   days on market $160,000 Active 172 DOM
10. 2026-06-02
    days on market $160,000 Active 170 DOM
11. 2026-06-01
    days on market $160,000 Active 169 DOM
12. 2026-05-31
    days on market $160,000 Active 168 DOM
13. 2026-05-30
    days on market $160,000 Active 167 DOM
14. 2025-12-12
    listed $160,000 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome to a fantastic opportunity in Louisville, OH! This 3-bedroom, 2-bathroom home sits on a generous . 74-acre lot, offering plenty of room to spread out, enjoy the outdoors, and make the space your own. With a full basement, you’ll have endless possibilities for storage, hobbies, or future expansion. Whether you're looking for a property with potential or a place to bring your vision to life, this home delivers the space, setting, and location to make it happen. Don’t miss your chance to turn this Louisville gem into something truly special! This is an ONLINE ONLY foreclosure sale. There are NO SHOWINGS. Deposit due by wire transfer within 48 upon conclusion. Funding must take place within 30 days of confirmation of sale. 5% Buyer’s Premium shall apply. Subject to postponement and cancellation. Full terms and conditions at online registration.

15. 2025-01-27
    price $129,900
16. 2020-11-04
    price $129,900
17. 2020-08-25
    price $129,900
18. 2015-11-06
    soldstatus $157,000 Sold
19. 2015-05-04
    status Pending
20. 2015-03-04
    listed $165,700 Active
21. 2014-02-12
    price $129,900
22. 2014-02-12
    price $129,900
23. 2012-06-28
    soldstatus $50,200
24. 2012-05-27
    historical
25. 2012-02-27
    listed $42,000
26. 2010-08-31
    historical
27. 2010-02-01
    listed $129,900
28. 2005-12-18
    historical
29. 2005-12-18
    historical
30. 2005-05-28
    historical
31. 2005-04-18
    historical
32. 2005-03-20
    listed $144,900
33. 2005-03-20
    listed $34,900
34. 2004-10-20
    listed $150,000
35. 2003-11-28
    listed $35,000
36. 2001-04-24
    listed $136,900
37. 1999-02-18
    price $136,900
38. 1999-02-18
    price $136,900
39. 1999-02-18
    price $136,900
40. 1999-02-18
    price $136,900
41. 1999-02-17
    soldstatus $120,000
42. 1992-01-31
    soldstatus $43,000

ⓘ 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: $3,492 · $291/mo
• Projected year-2 tax: $3,492 · $291/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 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $18,971
• − Mortgage interest: −$8,962
• − Property taxes: −$3,492
• − Insurance: −$800
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$4,655
• Taxable loss: −$1,974
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,100/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

+272.1% since first listed

29 events — show timeline

• 2025-12-12 Listed $160,000 MLSNOW
• 2025-01-27 Price Changed $129,900 MLSNOW
• 2020-11-04 Price Changed $129,900 MLSNOW
• 2020-08-25 Price Changed $129,900 MLSNOW
• 2015-11-06 Sold (MLS) $157,000 MLSNOW
• 2015-05-04 Pending — MLSNOW
• 2015-03-04 Listed $165,700 MLSNOW
• 2014-02-12 Price Changed $129,900 MLSNOW
• 2014-02-12 Price Changed $129,900 MLSNOW
• 2012-06-28 Sold (MLS) $50,200 MLSNOW
• 2012-05-27 Listing Removed — MLSNOW
• 2012-02-27 Listed $42,000 MLSNOW
• 2010-08-31 Listing Removed — MLSNOW
• 2010-02-01 Listed $129,900 MLSNOW
• 2005-12-18 Listing Removed — MLSNOW
• 2005-12-18 Listing Removed — MLSNOW
• 2005-05-28 Listing Removed — MLSNOW
• 2005-04-18 Listing Removed — MLSNOW
• 2005-03-20 Listed $34,900 MLSNOW
• 2005-03-20 Listed $144,900 MLSNOW
• 2004-10-20 Listed $150,000 MLSNOW
• 2003-11-28 Listed $35,000 MLSNOW
• 2001-04-24 Listed $136,900 MLSNOW
• 1999-02-18 Price Changed $136,900 MLSNOW
• 1999-02-18 Price Changed $136,900 MLSNOW
• 1999-02-18 Price Changed $136,900 MLSNOW
• 1999-02-18 Price Changed $136,900 MLSNOW
• 1999-02-17 Sold (Public Records) $120,000 Public Records
• 1992-01-31 Sold (Public Records) $43,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $3,492 · +35.1% YoY. Source: county tax records.