82 Silver Valley Blvd · Munroe Falls, OH 44262

$179,900

2 bd · 1.5 ba · 1,709 sqft · Condo public records · 4 Days on market

Built 1984 $105/sqft · 25% below area Est $241k · 25% under $251/mo HOA · 5% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity Here! 2 Bedroom Townhouse Condo. Corner Fireplace In Living Room. Slider To Patio. 1st Floor Laundry Room. Ceramic Tile In 1/2 Bath. Enclosed Patio. Condo Being Sold 'as Is'. * $368.62 Semi-annual Roof Assessment For 4 Yrs.

Key facts

• 3-season sunroom
• Cathedral ceiling
• $251 HOA

Tags

• CATHEDRAL CEILING
• WOOD-BURNING FIREPLACE
• 3-SEASON SUNROOM
• FIRST-FLOOR LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Member of Silver Valley HOA; HOA fee of $251 per month; HOA covers association management, insurance, grounds and structure maintenance, snow removal, and trash

Exterior

• Parking: 2-car garage; Additional parking; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Entry level is 1
• Construction: Stucco exterior; Asphalt roof; Built according to public records
• Exterior features: Glass-enclosed patio; Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Central air conditioning; Ceiling fans for additional cooling; Gas heating; Fireplace heating
• Interior features: Ceiling fans; Cathedral ceilings; High ceilings; Open floor plan; Wood-burning fireplace in the great room
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $180k).

Location & tenants

• Location reads 77/100 on livability (#206 in OH, #3,245 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Stow-Munroe Falls City School District (suburban): math 58% / reading 64% proficiency, ranked #247 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Stow-Munroe Falls High School (math 41% / reading 70%, grade C, #296 of 781 statewide, top 39%, 1,721 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).
• At $4,668/mo this rent would consume 75% of the median local household income ($75k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Summit County population projected to shrink 6% 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $90k; list at $180k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 2.59% ✓
• Cap rate: 20.54%
• Cash-on-cash: 50.87%
• DSCR: 3.26
• GRM: 3.2

CMA / ARV

• ARV (median comp): $240,602
• List price: $179,900
• Delta: -25.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 3.13×
• Total profit: $107,120
• Equity at exit: $26,824

10-year hold

• IRR: 54.3%
• Equity multiple: 6.35×
• Total profit: $269,471
• Equity at exit: $15,554

Cash invested: $50,372 (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 44262

• Active inventory: 13
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $4,668 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$75
• HOA: −$251
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $2,135

Break-even live

Break-even rent $1,965

Max offer price $179,900

Occupancy floor 49%

Sensitivity live

Price	-10% $2,237	-5% $2,186	+0% $2,135	+5% $2,085	+10% $2,034
Rent	-10% $1,767	-5% $1,951	+0% $2,135	+5% $2,320	+10% $2,504
Rate	-1.0pp $2,226	-0.5pp $2,181	base $2,135	+0.5pp $2,089	+1.0pp $2,041

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 Hunter Ave Unit 1496075P Munroe Falls, OH	2.0	1.0	1108	$4,668	$4.21	22d	1	1.30mi

HOA detail condo

• Monthly dues: $251 · $3,012/yr
• ⚠ Special-assessment mentions:

  …1st Floor Laundry Room. Ceramic Tile In 1/2 Bath. Enclosed Patio. Condo Being Sold 'as Is'. * $368.62 Semi-annual Roof Assessment For 4 Yrs.

Listing history 16 events

1. 2026-05-18
   status Pending 409-char remark
2. 2026-05-13
   listed $179,900 Active 409-char remark
3. 2025-12-16
   historical
4. 2025-11-10
   status Active
5. 2025-11-04
   status Pending
6. 2025-10-08
   price $175,000
7. 2025-09-09
   price $189,900
8. 2025-08-11
   status Active
9. 2025-07-10
   historical Contingent
10. 2025-06-25
    listed $198,000 Active
11. 2008-07-14
    soldstatus $90,366

    Show marketing remark (241 chars)

    Great Opportunity Here! 2 Bedroom Townhouse Condo. Corner Fireplace In Living Room. Slider To Patio. 1st Floor Laundry Room. Ceramic Tile In 1/2 Bath. Enclosed Patio. Condo Being Sold 'as Is'. * $368.62 Semi-annual Roof Assessment For 4 Yrs.

12. 2008-07-01
    historical

    Show marketing remark (241 chars)

    Great Opportunity Here! 2 Bedroom Townhouse Condo. Corner Fireplace In Living Room. Slider To Patio. 1st Floor Laundry Room. Ceramic Tile In 1/2 Bath. Enclosed Patio. Condo Being Sold 'as Is'. * $368.62 Semi-annual Roof Assessment For 4 Yrs.

13. 2008-04-01
    listed $89,900

    Show marketing remark (241 chars)

    Great Opportunity Here! 2 Bedroom Townhouse Condo. Corner Fireplace In Living Room. Slider To Patio. 1st Floor Laundry Room. Ceramic Tile In 1/2 Bath. Enclosed Patio. Condo Being Sold 'as Is'. * $368.62 Semi-annual Roof Assessment For 4 Yrs.

14. 1995-10-09
    historical
15. 1994-08-23
    listed $350,000
16. 1985-02-01
    soldstatus $73,655

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,394 · $283/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 · 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: $56,016
• − Mortgage interest: −$10,077
• − Property taxes: −$3,394
• − Insurance: −$900
• − Repairs & maintenance: −$4,481
• − Management: −$4,481
• − HOA: −$3,012
• − Depreciation: −$5,233
• Taxable income: $24,437
• Est. tax owed @ 24.0%: −$5,865
• After-tax cash flow: $19,761/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: Stow-Munroe Falls City School District
• NCES district ID: 3904483
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $64,663
• Composite: 53.29/100
• National rank: #1488
• State rank: #247 of 656 in OH

Livability — Munroe Falls

• Score: 77/100
• State rank: #206
• US rank: #3245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munroe Falls, OH
• County: Summit · 539,389 people
• City population: 5,019
• Metro: Akron, OH
• Population (ZIP): 5,019
• Household income: $75,089
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 5.1

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Black 2% Asian 2%
• Common ancestry: Slovak 4% Romanian 4% Italian 3%
• Foreign-born: 4% · India, Canada
• Languages at home: 95% English-only · Other Indo-European 3% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -154.74%
• Current HPI: 207.1333
• 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

+144.2% since first listed

16 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-13 Listed $179,900 MLSNOW
• 2025-12-16 Listing Removed — MLSNOW
• 2025-11-10 Relisted — MLSNOW
• 2025-11-04 Pending — MLSNOW
• 2025-10-08 Price Changed $175,000 MLSNOW
• 2025-09-09 Price Changed $189,900 MLSNOW
• 2025-08-11 Relisted — MLSNOW
• 2025-07-10 Contingent — MLSNOW
• 2025-06-25 Listed $198,000 MLSNOW
• 2008-07-14 Sold (MLS) $90,366 MLSNOW
• 2008-07-01 Listing Removed — MLSNOW
• 2008-04-01 Listed $89,900 MLSNOW
• 1995-10-09 Listing Removed — MLSNOW
• 1994-08-23 Listed $350,000 MLSNOW
• 1985-02-01 Sold (Public Records) $73,655 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,394 · -1.6% YoY. Source: county tax records.