18889 Riverview Dr · Bainbridge, OH 44023

$299,900

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 34 Days on market

Built 1962 1.50 ac lot $262/sqft · 18% above area Est $255k · 18% over

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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).

• Cash flow +16.2/30.0
• Schools +7.5/10.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

Key facts

• Updated kitchen
• Abundant cabinetry
• Cozy dine-in area

Tags

• 1.5 PICTURESQUE ACRES
• UPDATED KITCHEN
• SUN-FILLED LIVING ROOM
• LARGE FRONT BAY WINDOW
• ABUNDANT CABINETRY
• COZY DINE-IN AREA

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof; Below-grade finished area
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Front porch; Patio; Approximately 1.5 acre lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Water softener
• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring in main living areas and bedrooms; Ceramic tile in bathroom
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Propane heating with baseboard and fireplace options; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Recessed lighting; Full, partially finished basement; Wood-burning fireplace in the basement (1)
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $271k (9.7% below list).
• Recommended offer: $271k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.1% in Bainbridge — 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 68/100 on livability (#546 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Kenston Local (suburban): math 82% / reading 84% proficiency, ranked #24 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; high-income renter base; 220 units permitted in Geauga County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Geauga County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $300k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $270,680 (9.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 B-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: 0.90% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $255,111
• List price: $299,900
• Delta: 17.56%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18832 Maplewood Ln	0.64mi	3/1.0	1,144 (0%)	3mo	$280,000	$245	66
19120 Haskins Rd	0.47mi	2/1.5 (-1)	1,040 (-9%)	4mo	$245,000	$236	55

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-38,483
• Equity at exit: $44,716

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-20,533
• Equity at exit: $25,930

Cash invested: $83,972 (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 44023

• Active inventory: 94
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,707 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$282 /mo · $3,380/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $159

Break-even live

Break-even rent $2,505

Max offer price $299,900

Occupancy floor 89%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $299,900 Active 34 DOM
2. 2026-06-17
   days on market $299,900 Active 33 DOM
3. 2026-06-16
   days on market $299,900 Active 32 DOM
4. 2026-06-15
   days on market $299,900 Active 31 DOM
5. 2026-06-13
   days on market $299,900 Active 29 DOM
6. 2026-06-13
   days on market $299,900 Active 28 DOM
7. 2026-06-10
   price $299,900 Active 25 DOM
8. 2026-06-09
   days on market $319,900 Active 25 DOM
9. 2026-06-08
   days on market $319,900 Active 24 DOM
10. 2026-06-07
    days on market $319,900 Active 23 DOM
11. 2026-06-05
    pricedays on market $319,900 Active 20 DOM
12. 2026-06-03
    days on market $322,900 Active 19 DOM
13. 2026-06-02
    days on market $322,900 Active 18 DOM
14. 2026-06-01
    days on market $322,900 Active 17 DOM
15. 2026-05-31
    days on market $322,900 Active 16 DOM
16. 2026-05-15
    listed $329,900 Active 1859-char remark
17. 2019-08-02
    soldstatus $175,000 Closed 769-char remark

    Show marketing remark (769 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

18. 2019-08-02
    soldstatus $175,000

    Show marketing remark (769 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

19. 2019-06-07
    historical Contingent 769-char remark

    Show marketing remark (769 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

20. 2019-05-24
    price $180,000 769-char remark

    Show marketing remark (769 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

21. 2019-03-28
    price $185,000 769-char remark

    Show marketing remark (769 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

22. 2019-03-01
    listed $195,000 Active 769-char remark

    Show marketing remark (769 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained !

23. 2013-03-18
    soldstatus $134,000

    Show marketing remark (877 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained with Many Special Features Throughout! Newer Windows, Front Door, Roof, & Septic Just to Name a Few!

24. 2013-03-18
    soldstatus $134,000

    Show marketing remark (877 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained with Many Special Features Throughout! Newer Windows, Front Door, Roof, & Septic Just to Name a Few!

25. 2013-01-12
    listed $159,900

    Show marketing remark (877 chars)

    Fantastic, Cozy Ranch, 3 Bedrooms, 1-1/2 Baths with a Full Basement on 1.5 Picturesque Acres! Combined Living and Dining Rooms Look Out Through the Front Bay Window, Dine-In Kitchen with Gorgeous Views of Treed Back Yard and Brick and Flagstone Private Patio! Hardwood Flooring in LR/DR and Bedrooms and Tiled Baths! Abundant Basement Storage with Separate Entertaining Family Room Featuring a Stone, Gas Fireplace Very Inviting! Attached Two-Car Garage with Decorative Carriage Doors, Brick Pavers Accent the Garage Entry and Wonderful Custom Brick and Flagstone Patio in Back to Enjoy the Surrounding Nature. Evergreens Line the Driveway and Enjoy the Fenced Gardening Area. Perfect Condo Alternative, Great Starter or Looking to Scale Down . .. Lovingly Maintained with Many Special Features Throughout! Newer Windows, Front Door, Roof, & Septic Just to Name a Few!

ⓘ 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: $3,380 · $282/mo
• Projected year-2 tax: $4,029 · $336/mo
• Expected delta: +$649/yr (+$54/mo · 19.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,482
• − Mortgage interest: −$16,799
• − Property taxes: −$3,380
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$8,724
• Taxable loss: −$3,118
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $2,657/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: Kenston Local
• NCES district ID: 3904719
• Math proficiency: 82% ▼ -7.00%
• Reading proficiency: 84% ▼ -6.00%
• Median HH income: $98,273
• Composite: 74.76/100
• National rank: #150
• State rank: #24 of 656 in OH

Livability — Bainbridge

• Score: 68/100
• State rank: #546
• US rank: #9170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bainbridge, OH
• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 18,905
• Household income: $130,452
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 2.0

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.84%
• Current HPI: 196.7428
• 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

+87.6% since first listed

13 events — show timeline

• 2026-06-09 Price Changed $299,900 MLSNOW
• 2026-06-03 Price Changed $319,900 MLSNOW
• 2026-05-25 Price Changed $322,900 MLSNOW
• 2026-05-15 Listed $329,900 MLSNOW
• 2019-08-02 Sold (Public Records) $175,000 Public Records
• 2019-08-02 Sold (MLS) $175,000 MLSNOW
• 2019-06-07 Contingent — MLSNOW
• 2019-05-24 Price Changed $180,000 MLSNOW
• 2019-03-28 Price Changed $185,000 MLSNOW
• 2019-03-01 Listed $195,000 MLSNOW
• 2013-03-18 Sold (Public Records) $134,000 Public Records
• 2013-03-18 Sold (MLS) $134,000 MLSNOW
• 2013-01-12 Listed $159,900 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $3,380 · +0.7% YoY. Source: county tax records.