6920 Carriage Hill Dr #103 · Brecksville, OH 44141

$144,000

2 bd · 1.5 ba · 1,007 sqft · Condo public records · 14 Days on market

Built 1962 $389/mo HOA · 24% of rent

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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 +8.4/30.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Privately located 1st flr Condo boasts serene wooded views. Completely renovated a few yrs ago w/ designer decor inc: windows, complete modern kitchen w/ sleek black appliances, pantry, beautifully redone bathrooms, all newer neutral floors, fixtures and finishes throughout! New Furnace currently being installed! Attractive brick Fireplace and a wall of windows highlight the large living room. Adjacent to bkdoor to green space. Pets ok. Pool & Picnic area. Turn key - Nothing to do but move-in and enjoy! INVESTORS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ WELCOME!

Key facts

• Green space
• Custom tile
• Brick fireplace

Tags

• FIRST FLOOR LIVING
• WOODED VIEW
• GREEN SPACE
• BRICK FIREPLACE
• UPDATED KITCHEN
• CUSTOM TILE

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs)
• HOA & community: Monthly association fee of $389; HOA covers association management, insurance, grounds and structure maintenance, parking, recreation facilities, reserve fund, sewer, snow removal, trash, and water; Community amenities include a pool

Exterior

• Parking: Detached paved garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-story property; Entry level 1; Attached property
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Wooded lot; Community pool; Has view

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Living room fireplace
• Laundry & utility: Common area laundry; Laundry room with laundry tub and sink; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (15.8% below list).
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $121k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.8% in Brecksville — 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 77/100 on livability (#183 in OH, #2,852 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Brecksville-Broadview Heights City (suburban): math 85% / reading 85% proficiency, ranked #23 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 98 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 15% of the median local income ($127k/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 $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 35y 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 $62k; list at $144k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $121,210 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 7.4

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-31,270
• Equity at exit: $21,471

10-year hold

• IRR: -16.1%
• Equity multiple: 0.09×
• Total profit: $-36,670
• Equity at exit: $12,450

Cash invested: $40,320 (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 44141

• Active inventory: 98
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$60
• HOA: −$389
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-129

Break-even live

Break-even rent $1,787

Max offer price $121,210

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-88	+0% $-129	+5% $-170	+10% $-211
Rent	-10% $-257	-5% $-193	+0% $-129	+5% $-65	+10% $-1
Rate	-1.0pp $-56	-0.5pp $-92	base $-129	+0.5pp $-166	+1.0pp $-204

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6910 Carriage Hill Dr #103 Brecksville, OH	2.0	1.5	1007	$1,485	$1.47	44d	1	0.04mi
6995 Carriage Hill Dr Brecksville, OH	2.0	1.5	1068	$1,600	$1.50	44d	1	0.16mi
6933 W Fitzwater Rd Brecksville, OH	2.0	2.0	1484	$2,200	$1.48	44d	1	0.26mi

HOA detail condo

• Monthly dues: $389 · $4,668/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-07
   statusdays on market $144,000 Pending 14 DOM
2. 2026-06-05
   days on market $144,000 Active 13 DOM
3. 2026-06-03
   days on market $144,000 Active 12 DOM
4. 2026-06-02
   days on market $144,000 Active 11 DOM
5. 2026-06-01
   days on market $144,000 Active 10 DOM
6. 2026-05-31
   days on market $144,000 Active 9 DOM
7. 2026-05-22
   listed $144,000 Active
8. 2014-03-28
   soldstatus $62,400 625-char remark

   Show marketing remark (625 chars)

   Privately located 1st flr Condo boasts serene wooded views. Completely renovated a few yrs ago w/ designer decor inc: windows, complete modern kitchen w/ sleek black appliances, pantry, beautifully redone bathrooms, all newer neutral floors, fixtures and finishes throughout! New Furnace currently being installed! Attractive brick Fireplace and a wall of windows highlight the large living room. Adjacent to bkdoor to green space. Pets ok. Pool & Picnic area. Turn key - Nothing to do but move-in and enjoy! INVESTORS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ WELCOME!

9. 2014-03-28
   soldstatus $62,400

   Show marketing remark (625 chars)

   Privately located 1st flr Condo boasts serene wooded views. Completely renovated a few yrs ago w/ designer decor inc: windows, complete modern kitchen w/ sleek black appliances, pantry, beautifully redone bathrooms, all newer neutral floors, fixtures and finishes throughout! New Furnace currently being installed! Attractive brick Fireplace and a wall of windows highlight the large living room. Adjacent to bkdoor to green space. Pets ok. Pool & Picnic area. Turn key - Nothing to do but move-in and enjoy! INVESTORS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ WELCOME!

10. 2014-03-12
    historical 625-char remark

    Show marketing remark (625 chars)

    Privately located 1st flr Condo boasts serene wooded views. Completely renovated a few yrs ago w/ designer decor inc: windows, complete modern kitchen w/ sleek black appliances, pantry, beautifully redone bathrooms, all newer neutral floors, fixtures and finishes throughout! New Furnace currently being installed! Attractive brick Fireplace and a wall of windows highlight the large living room. Adjacent to bkdoor to green space. Pets ok. Pool & Picnic area. Turn key - Nothing to do but move-in and enjoy! INVESTORS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ WELCOME!

11. 2013-06-17
    listed $63,800 625-char remark

    Show marketing remark (625 chars)

    Privately located 1st flr Condo boasts serene wooded views. Completely renovated a few yrs ago w/ designer decor inc: windows, complete modern kitchen w/ sleek black appliances, pantry, beautifully redone bathrooms, all newer neutral floors, fixtures and finishes throughout! New Furnace currently being installed! Attractive brick Fireplace and a wall of windows highlight the large living room. Adjacent to bkdoor to green space. Pets ok. Pool & Picnic area. Turn key - Nothing to do but move-in and enjoy! INVESTORS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ WELCOME!

12. 2009-07-20
    historical
13. 2008-11-18
    listed $75,000
14. 2007-12-06
    soldstatus $35,150
15. 2007-03-28
    listed $37,900
16. 1998-03-13
    soldstatus $60,000
17. 1991-08-30
    soldstatus $57,000
18. 1991-08-30
    soldstatus $57,000
19. 1991-08-28
    soldstatus $57,000
20. 1991-06-03
    listed $60,900
21. 1989-10-31
    soldstatus $50,600

ⓘ 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,487
• − Mortgage interest: −$8,066
• − Property taxes: −$2,493
• − Insurance: −$720
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − HOA: −$4,668
• − Depreciation: −$4,189
• Taxable loss: −$3,767
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $-644/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: Brecksville-Broadview Heights City
• NCES district ID: 3904364
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $81,033
• Composite: 74.78/100
• National rank: #149
• State rank: #23 of 656 in OH

Livability — Brecksville

• Score: 77/100
• State rank: #183
• US rank: #2852

Category grades

Amenities F Commute F Cost of living C+ 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: Brecksville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 13,954
• Metro: Cleveland, OH
• Population (ZIP): 13,954
• Household income: $127,347
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 7.6

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Asian 5% Black 1%
• Common ancestry: Romanian 17% Slovak 2% Italian 2%
• Foreign-born: 7% · South Korea, China
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.81%
• Current HPI: 196.4397
• 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

+184.6% since first listed

15 events — show timeline

• 2026-05-22 Listed $144,000 MLSNOW
• 2014-03-28 Sold (Public Records) $62,400 Public Records
• 2014-03-28 Sold (MLS) $62,400 MLSNOW
• 2014-03-12 Listing Removed — MLSNOW
• 2013-06-17 Listed $63,800 MLSNOW
• 2009-07-20 Listing Removed — MLSNOW
• 2008-11-18 Listed $75,000 MLSNOW
• 2007-12-06 Sold (MLS) $35,150 MLSNOW
• 2007-03-28 Listed $37,900 MLSNOW
• 1998-03-13 Sold (Public Records) $60,000 Public Records
• 1991-08-30 Sold (Public Records) $57,000 Public Records
• 1991-08-30 Sold (MLS) $57,000 MLSNOW
• 1991-08-28 Sold (Public Records) $57,000 Public Records
• 1991-06-03 Listed $60,900 MLSNOW
• 1989-10-31 Sold (Public Records) $50,600 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,493 · +0.0% YoY. Source: county tax records.