5240 Emil Ave SW #102 · Richville, OH 44662

$75,000

2 bd · 1.0 ba · 896 sqft · Condo public records · 20 Days on market

Built 1974 $210/mo HOA · 22% of rent

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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
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet country atmosphere at this 2 bedroom condo. Lower level. Sliding glass doors off LL to outside patio. Plenty of parking w/ new security cameras. Appliances stay.

Key facts

• Ample storage space
• Recent updates
• New flooring

Tags

• AMPLE STORAGE SPACE
• TWO WALK-IN CLOSETS
• IN-UNIT LAUNDRY
• RECENT UPDATES
• NEW FLOORING
• BATHROOM REMODEL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee $210 monthly; HOA covers grounds and structure maintenance, parking, snow removal, trash, and water

Exterior

• Parking: Parking lot included
• Utilities: Public water; Public sewer
• Home design: Condominium/unit in a multi-story building; Unit entry level 102; Single-story unit (within a 3-story building)
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Parking lot; Lot size approximately 3.6 acres

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Ceramic tile flooring in kitchen
• Bedrooms: Two main-level bedrooms; One bedroom is 13 x 11 with a walk-in closet; Second bedroom is 10 x 10
• Flooring: Ceramic tile in kitchen and bathroom
• Bathrooms: One full main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Storage; Walk-in closet(s)
• Laundry & utility: Common area laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $61 ($736/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#739 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).
• This rent is only 16% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.27% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 6.6

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-8,130
• Equity at exit: $11,183

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-1,568
• Equity at exit: $6,485

Cash invested: $21,000 (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 44662

• Active inventory: 23
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$31
• HOA: −$210
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $61

Break-even live

Break-even rent $872

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6157 Kemary Ave SW Navarre, OH	2.0	1.0	960	$950	$0.99	21d	1	0.90mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-08
   remarks 577-char remark
2. 2026-06-08
   listed $75,000 Pending 20 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: $656 · $55/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$257/yr (+$21/mo · 39.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$4,201
• − Property taxes: −$656
• − Insurance: −$375
• − Repairs & maintenance: −$912
• − Management: −$912
• − HOA: −$2,520
• − Depreciation: −$2,182
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $821/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)

No district data.

Livability — Richville

• Score: 65/100
• State rank: #739
• US rank: #13328

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

• County: Stark · 366,688 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 9,929
• Household income: $69,387
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 11.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Scandinavian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 6% 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: ▼ -130.03%
• Current HPI: 228.0431
• 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

+650.0% since first listed

19 events — show timeline

• 2026-06-07 Pending — MLSNOW
• 2026-05-21 Relisted — MLSNOW
• 2026-04-24 Pending — MLSNOW
• 2026-04-21 Listed $75,000 MLSNOW
• 2022-08-29 Sold (Public Records) $60,000 Public Records
• 2007-05-17 Sold (Public Records) $38,500 Public Records
• 2007-05-17 Sold (MLS) $38,500 MLSNOW
• 2007-03-13 Listed $38,900 MLSNOW
• 2005-06-15 Sold (Public Records) $36,000 Public Records
• 2004-09-08 Sold (Public Records) $28,800 Public Records
• 2003-09-04 Sold (MLS) $36,000 MLSNOW
• 2003-07-10 Listed $36,900 MLSNOW
• 2003-04-30 Listing Removed — MLSNOW
• 2002-10-09 Listed $37,900 MLSNOW
• 1996-03-11 Sold (Public Records) $26,000 Public Records
• 1995-03-29 Sold (Public Records) $25,000 Public Records
• 1991-09-12 Sold (Public Records) $18,200 Public Records
• 1987-11-30 Sold (Public Records) $15,000 Public Records
• 1987-02-05 Sold (Public Records) $10,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $656 · +25.1% YoY. Source: county tax records.