836 Sugarberry Ct · Painesville, OH 44077

$170,000

3 bd · 2.5 ba · 1,610 sqft · Townhouse public records · 58 Days on market

Built 2019 Fair condition 1,258 sqft lot Est $262k · 35% under $90/mo HOA · 5% of rent ↓ 15% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Schools +5.5/10.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

Key facts

• $90 HOA
• Garage
• Built 2019

Property features AI

Finance

• HOA & community: Homeowners association (Riverwood Village); Monthly HOA fee of $90 covering common area maintenance, grounds maintenance, and trash

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: 3 stories; Built according to appraiser records
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Property is attached (townhome/row/condo type)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $35 ($415/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 $168k (1.4% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.3% in Painesville — 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 72/100 on livability (#360 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Riverside Local (suburban): math 58% / reading 67% proficiency, ranked #217 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Henry F Lamuth Middle School (math 53% / reading 65%, grade B, #280 of 654 statewide, top 44%, 628 students, 22% FRL); Riverside Jr/Sr High School (math 46% / reading 66%, grade C, #292 of 781 statewide, top 38%, 1,699 students, 24% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 275 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 448 units permitted in Lake County in 2024 (0 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.
• Lake 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 58 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $262,430
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 Hidden Harbor Dr	0.52mi	2/2.0 (-1)	1,587 (-1%)	16mo	$222,500	$140	53
573 Hidden Harbor Dr	0.56mi	2/2.0 (-1)	1,547 (-4%)	14mo	$285,000	$184	49
71 Windjammer Ct	0.51mi	3/2.5	1,751 (+9%)	19mo	$250,000	$143	46
1272 Hidden Harbor Dr	0.55mi	2/2.0 (-1)	1,532 (-5%)	22mo	$249,900	$163	41

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-24,096
• Equity at exit: $25,348

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-12,953
• Equity at exit: $14,698

Cash invested: $47,600 (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 44077

• Rents YoY: 3.7%
• Active inventory: 275
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$238 /mo · $2,854/yr
• Insurance: −$71
• HOA: −$90
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $35

Break-even live

Break-even rent $1,633

Max offer price $170,000

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $83	+0% $35	+5% $-14	+10% $-62
Rent	-10% $-98	-5% $-32	+0% $35	+5% $101	+10% $167
Rate	-1.0pp $120	-0.5pp $78	base $35	+0.5pp $-10	+1.0pp $-54

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 E Prospect St Painesville, OH	3.0	2.0	1240	$1,600	$1.29	25d	1	0.96mi
762 Mentor Ave Unit 31 Painesville, OH	3.0	1.5	1160	$1,400	$1.21	0d	1	1.12mi
763 Mentor Ave Painesville, OH	3.0	1.5	1472	$1,800	$1.22	5d	1	1.17mi
1380 Legacy Dr Painesville, OH	1.0–3.0	1.0–2.0	1224	$2,425	$1.98	0d	12	1.41mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 23 events

1. 2026-06-17
   status $170,000 Pending 58 DOM
2. 2026-06-16
   days on market $170,000 Contingent 58 DOM
3. 2026-06-15
   days on market $170,000 Contingent 57 DOM
4. 2026-06-13
   days on market $170,000 Contingent 55 DOM
5. 2026-06-13
   days on market $170,000 Contingent 54 DOM
6. 2026-06-09
   days on market $170,000 Contingent 51 DOM
7. 2026-06-08
   days on market $170,000 Contingent 50 DOM
8. 2026-06-07
   days on market $170,000 Contingent 49 DOM
9. 2026-06-05
   days on market $170,000 Contingent 46 DOM
10. 2026-06-03
    days on market $170,000 Contingent 45 DOM
11. 2026-06-02
    days on market $170,000 Contingent 44 DOM
12. 2026-06-01
    days on market $170,000 Contingent 43 DOM
13. 2026-05-31
    days on market $170,000 Contingent 42 DOM
14. 2026-05-04
    historical Contingent
15. 2026-04-19
    listed $170,000 Active
16. 2022-04-21
    soldstatus $188,000 Closed 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

17. 2022-04-21
    soldstatus $188,000

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

18. 2022-04-04
    historical Contingent 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

19. 2022-04-03
    status Pending 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

20. 2022-02-16
    historical Contingent 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

21. 2021-11-11
    price $190,000 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

22. 2021-10-20
    price $195,000 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

23. 2021-10-02
    listed $200,000 Active 578-char remark

    Show marketing remark (578 chars)

    This beautiful newly built 3 bed/2.5 bath home needs absolutely nothing. This home has tons of upgraded features such as the kitchen cabinets and laminate flooring throughout the entire second floor. The 3rd floor features 3 bedrooms, 2 full baths, and a laundry room. The first floor is a finished rec room with additional living space and includes a Murphy style bed! All bathrooms have their own personal touch and the master walk in closet has been customized with built in cabinets. The seller has included all appliances! Don’t miss out, schedule your showing today!

ⓘ 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: $2,854 · $238/mo
• Projected year-2 tax: $2,854 · $238/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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,123
• − Mortgage interest: −$9,523
• − Property taxes: −$2,854
• − Insurance: −$850
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$1,080
• − Depreciation: −$4,945
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $978/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.

Condition & rehab AI · 12 photos

Fair 40/100 Moderate rehab

This townhouse requires moderate repairs and maintenance, including painting, landscaping, and flooring replacement. These updates can significantly increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and discolored
• Major Carpeted floors — Worn and in need of replacement
• Major Paint — Chipped and uneven, needs repainting

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve the home's appearance and value
• Both Landscaping — A well-maintained yard can increase curb appeal and property value
• Both Flooring replacement — New flooring can significantly improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and discolored	Major	$15,000–50,000
Carpeted floors · Worn and in need of replacement	Major	$15,000–50,000
Paint · Chipped and uneven, needs repainting	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping — A well-maintained yard can increase curb appeal and property value ↑
• Both Flooring replacement — New flooring can significantly improve the home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Riverside Local
• NCES district ID: 3910014
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $69,717
• Composite: 55.0/100
• National rank: #1297
• State rank: #217 of 656 in OH

Livability — Painesville

• Score: 72/100
• State rank: #360
• US rank: #5785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 204,927 people
• City population: 57,325
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 57,325
• Household income: $85,056
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1333.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.05%
• Current HPI: 181.2976
• Rent YoY: ▲ 3.68%
• Metro: Cleveland-Elyria, 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

-15.0% since first listed

10 events — show timeline

• 2026-05-04 Contingent — MLSNOW
• 2026-04-19 Listed $170,000 MLSNOW
• 2022-04-21 Sold (Public Records) $188,000 Public Records
• 2022-04-21 Sold (MLS) $188,000 MLSNOW
• 2022-04-04 Contingent — MLSNOW
• 2022-04-03 Pending — MLSNOW
• 2022-02-16 Contingent — MLSNOW
• 2021-11-11 Price Changed $190,000 MLSNOW
• 2021-10-20 Price Changed $195,000 MLSNOW
• 2021-10-02 Listed $200,000 MLSNOW

Property tax history

-3.5%/yr

Latest (2025): $2,854 · -2.2% YoY. Source: county tax records.