3765 Saint Nicholas Dr · Richfield, OH 44286

$300,000

3 bd · 2.5 ba · 1,776 sqft · SingleFamily public records · 3 Days on market

Built 1958 0.92 ac lot Est $364k · 18% 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 +17.8/30.0
• ARV discount +15.0/15.0
• Schools +7.6/10.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

#1 Ranked Northeast Ohio Suburb * STUNNING RANCH * JUST MOVE RIGHT IN * Decorated like a PRO! Completely Updated * Relax in Outstanding GREAT ROOM & cozy up to Beautiful STONE Fireplace Complete with Surrounding Accent Window w 1/2 Bath * Newly Opened Floor Plan Great for Entertaining * Kitchen features Movable Corrian Breakfast Bar + over 17 ft of counter space- Appliances Stay - opens to Living room w Wood Burner & Dining area * 2 1/2 Baths * Master Suite w 3 closets & Master Bath w Double Sinks, Maple Cabinets & Surround Shower * Master Suite includes PRIVATE Entrance to Large STAMPED Concrete Patio * Enjoy wide yard -Almost 1 Acre * Extra Large 2 1/2 Car Garage w Work Area & Newer WIDE Drive * GREAT LOCATION-Less than 2 miles to 77 and minutes to turnpike * "Excellent with Distinction" Rated Schools (Revere) * Conveniently located between Cleveland & Akron * Brand New Roof in April 2014 on Home & Garage * Electric updated in 2009 * NEW Windows throughout in 2002 * Extremely LOW monthly utility Bills * Minutes to

Key facts

• Open floor plan
• Remodeled kitchen
• Great room

Tags

• ONE FLOOR LIVING
• OPEN FLOOR PLAN
• GREAT ROOM
• WOOD BURNING FIREPLACE
• DIRECT ACCESS TO REAR PATIO
• REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $288k (3.8% below list).
• Recommended offer: $288k (3.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#500 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Revere Local (rural): math 83% / reading 86% proficiency, ranked #17 of 656 in OH (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• This rent runs 30% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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 $167k; list at $300k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $288,465 (3.8% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $364,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3906 Everett Rd	0.69mi	3/3.5	1,950 (+10%)	1mo	$400,000	$205	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-32,773
• Equity at exit: $44,731

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-8,093
• Equity at exit: $25,939

Cash invested: $84,000 (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 44286

• Home prices YoY: -28.2%
• Active inventory: 22
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,885 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$332 /mo · $3,986/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $248

Break-even live

Break-even rent $2,570

Max offer price $300,000

Occupancy floor 86%

Sensitivity live

Price	-10% $418	-5% $333	+0% $248	+5% $164	+10% $79
Rent	-10% $21	-5% $134	+0% $248	+5% $362	+10% $476
Rate	-1.0pp $400	-0.5pp $325	base $248	+0.5pp $171	+1.0pp $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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Brecksville Rd Richfield, OH	1.0–3.0	1.0–2.0	1196	$3,305	$2.76	2d	21	0.72mi
4308 Everett Rd Unit 1 Richfield, OH	3.0	2.5	2544	$2,200	$0.86	44d	1	1.21mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $300,000 Pending 3 DOM
2. 2026-06-13
   days on market $300,000 Active 2 DOM
3. 2026-06-13
   remarks 692-char remark
4. 2026-06-13
   listed $300,000 Active 1 DOM

ⓘ 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: $3,986 · $332/mo
• Projected year-2 tax: $4,333 · $361/mo
• Expected delta: +$347/yr (+$29/mo · 8.7%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,616
• − Mortgage interest: −$16,805
• − Property taxes: −$3,986
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,769
• − Management: −$2,769
• − Depreciation: −$8,727
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $3,447/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: Revere Local
• NCES district ID: 3905005
• Math proficiency: 83% ▼ -6.00%
• Reading proficiency: 86% ▼ -2.00%
• Median HH income: $94,991
• Composite: 75.68/100
• National rank: #129
• State rank: #17 of 656 in OH

Livability — Richfield

• Score: 69/100
• State rank: #500
• US rank: #8356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richfield, OH
• County: Summit · 539,389 people
• City population: 6,151
• Metro: Akron, OH
• Population (ZIP): 6,151
• Household income: $115,227
• Rent vs Own: 6.0% rent · 94.0% own

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 2% Asian 2%
• Common ancestry: Romanian 11% Scandinavian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 96% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1% Chinese 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: ▼ -76.76%
• Current HPI: 195.4995
• 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

+445.5% since first listed

21 events — show timeline

• 2026-06-10 Listed $300,000 MLSNOW
• 2015-04-17 Sold (Public Records) $167,000 Public Records
• 2015-04-17 Sold (MLS) $167,000 MLSNOW
• 2015-03-01 Listing Removed — MLSNOW
• 2015-03-01 Listing Removed — MLSNOW
• 2015-01-11 Listed $172,000 MLSNOW
• 2014-11-04 Listing Removed — MLSNOW
• 2014-05-04 Listed $187,599 MLSNOW
• 2009-09-25 Sold (Public Records) $186,000 Public Records
• 2009-09-25 Sold (MLS) $186,000 MLSNOW
• 2009-08-22 Listing Removed — MLSNOW
• 2009-04-22 Listed $194,900 MLSNOW
• 2008-09-30 Listing Removed — MLSNOW
• 2008-09-30 Listing Removed — MLSNOW
• 2008-06-20 Listed $189,900 MLSNOW
• 2008-06-20 Listed $189,900 MLSNOW
• 2008-06-02 Listing Removed — MLSNOW
• 2008-06-02 Listing Removed — MLSNOW
• 2007-11-02 Listed $189,981 MLSNOW
• 2007-11-02 Listed $189,981 MLSNOW
• 1984-07-11 Sold (Public Records) $55,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,986 · +0.2% YoY. Source: county tax records.