7121 W Cross Creek Trl · Brecksville, OH 44141

$269,000

2 bd · 2.5 ba · 1,572 sqft · Condo public records · 11 Days on market

Built 1990 $171/sqft · 18% below area Est $328k · 18% under $305/mo HOA · 11% of rent

---

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 +13.0/30.0
• Schools +7.5/10.0
• 1% rule +5.4/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Easy living in this low-maintenance 2 bedroom, 2.5 bath end unit townhome. Once a former model home, this 1572 sq ft home features a thoughtful design with wet bar, extra closet space for storage, and an enclosed fenced walkway to the front door. Enjoy a host of recent updates, including updated carpeting, remodeled half bath and main full bath, newer washer & dryer, patio slider door and new front storm door with built-in screen. Additional thoughtful improvements include a touchless kitchen faucet, updated door knobs and light switches, master bedroom closet organizer and newer frost freeze exterior hose hookups. Step outside to embrace the community's resort-style amenities, featur

Key facts

• Updated carpeting
• Wet bar
• Extra closet space

Tags

• WET BAR
• EXTRA CLOSET SPACE
• ENCLOSED FENCED WALKWAY
• UPDATED CARPETING
• REMODELED HALF BATH
• REMODELED MAIN FULL BATH

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs permitted)
• HOA & community: Association: The Townhomes of Grand Bay Condominiums; Monthly association fee of $305; HOA covers insurance, grounds maintenance, structure maintenance, reserve fund, and snow removal; Community amenities include common grounds, clubhouse, fitness center, playground and pool

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Attached property (townhome/condominium); 2 stories; Entry level: 1; Faces west; Updated/remodeled condition
• Construction: Vinyl siding; Asphalt/fiberglass roof; Slab foundation; Built (year source: public records)
• Exterior features: Patio; Gated wrought-iron fencing; Landscaped grounds; Close to clubhouse; Community pool

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wet bar; Ceiling fan(s); Blinds; Insulated windows; Accessible washer/dryer
• Laundry & utility: In-unit washer and dryer; Main-level laundry room with laundry tub and sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-15 ($-185/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (1.0% below list).
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $266k (1.0% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 2.7% 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: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 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 $8k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $138k; list at $269k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $266,281 (1.0% 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. 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 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?
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: 1.04% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 8.0

CMA / ARV

• ARV (median comp): $328,251
• List price: $269,000
• Delta: -18.05%
• 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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-44,301
• Equity at exit: $40,109

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-38,747
• Equity at exit: $23,258

Cash invested: $75,320 (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: 100
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$400 /mo · $4,796/yr
• Insurance: −$112
• HOA: −$305
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-15

Break-even live

Break-even rent $2,819

Max offer price $266,281

Occupancy floor 96%

Sensitivity live

Price	-10% $137	-5% $61	+0% $-15	+5% $-92	+10% $-168
Rent	-10% $-237	-5% $-126	+0% $-15	+5% $95	+10% $206
Rate	-1.0pp $120	-0.5pp $53	base $-15	+0.5pp $-85	+1.0pp $-156

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6667 Hidden Lake Trl Brecksville, OH	2.0	2.5	1917	$2,800	$1.46	45d	1	0.16mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $269,000 Active 11 DOM
2. 2026-06-17
   days on market $269,000 Active 10 DOM
3. 2026-06-16
   days on market $269,000 Active 9 DOM
4. 2026-06-15
   days on market $269,000 Active 8 DOM
5. 2026-06-13
   days on market $269,000 Active 6 DOM
6. 2026-06-09
   days on market $269,000 Active 2 DOM
7. 2026-06-08
   remarks 695-char remark
8. 2026-06-08
   days on marketlisting id $269,000 Active 1 DOM
9. 2026-06-05
   days on market $269,000 Active 109 DOM
10. 2026-06-03
    days on market $269,000 Active 108 DOM
11. 2026-06-02
    days on market $269,000 Active 107 DOM
12. 2026-06-01
    days on market $269,000 Active 106 DOM
13. 2026-05-31
    days on market $269,000 Active 105 DOM
14. 2026-05-01
    price $269,000 1860-char remark
15. 2026-03-14
    status Active 1860-char remark
16. 2026-03-14
    price $282,000 1860-char remark
17. 2026-03-03
    status Pending 1860-char remark
18. 2026-02-21
    historical Contingent 1860-char remark
19. 2026-02-05
    listed $287,500 Active 1860-char remark
20. 1999-05-06
    soldstatus $137,500
21. 1997-11-25
    soldstatus $136,000
22. 1997-09-04
    soldstatus $136,000
23. 1997-07-07
    listed $139,900
24. 1991-07-11
    soldstatus $116,000

ⓘ 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: $4,796 · $400/mo
• Projected year-2 tax: $4,796 · $400/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: $33,600
• − Mortgage interest: −$15,068
• − Property taxes: −$4,796
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$3,660
• − Depreciation: −$7,825
• Taxable loss: −$4,470
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $888/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

+131.9% since first listed

13 events — show timeline

• 2026-06-06 Listed $269,000 MLSNOW
• 2026-06-05 Listing Removed — MLSNOW
• 2026-05-01 Price Changed $269,000 MLSNOW
• 2026-03-14 Relisted — MLSNOW
• 2026-03-14 Price Changed $282,000 MLSNOW
• 2026-03-03 Pending — MLSNOW
• 2026-02-21 Contingent — MLSNOW
• 2026-02-05 Listed $287,500 MLSNOW
• 1999-05-06 Sold (Public Records) $137,500 Public Records
• 1997-11-25 Sold (MLS) $136,000 MLSNOW
• 1997-09-04 Sold (Public Records) $136,000 Public Records
• 1997-07-07 Listed $139,900 MLSNOW
• 1991-07-11 Sold (Public Records) $116,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,796 · +0.0% YoY. Source: county tax records.