29999 Miles Rd · Orange, OH 44022

$199,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 4 Days on market

Built 1948 0.74 ac lot $137/sqft · 45% below area Est $360k · 45% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Diamond in the Rough Some TLC is needed and a great opportunity to own in Orange School District at a great price. .

Key facts

• 0.74 acre lot
• 2 garage spots
• Built 1948

Property features AI

Exterior

• Parking: Detached 2-car garage with direct access; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-story entry; 2 total stories; Attached property
• Construction: Brick construction; Asphalt/fiberglass roof; Block foundation; Built (year per assessor)
• Exterior features: Private yard; Porch; Back yard fencing; Wooded lot; Has a view

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Aluminum framed windows; Unfinished walk-up basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Cap rate 15.6% vs local median 1.2% in Orange — 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 70/100 on livability (#452 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, health & safety D, amenities F.
• Orange City (suburban): math 76% / reading 83% proficiency, ranked #32 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 125 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.89% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.19%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

• ARV (median comp): $360,000
• List price: $199,000
• Delta: -44.72%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5120 Lake Vista Dr	0.27mi	4/2.5 (+1)	1,485 (+2%)	2mo	$250,000	$168	72
5090 Lake Vista Dr	0.21mi	3/2.0	1,650 (+13%)	12mo	$245,000	$148	54
28525 Hidden Valley Dr	0.65mi	2/1.0 (-1)	1,336 (-8%)	4mo	$250,000	$187	48
5225 Harper Rd	0.45mi	3/3.0	1,617 (+11%)	8mo	$299,999	$186	46

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: 28.4%
• Equity multiple: 2.18×
• Total profit: $66,005
• Equity at exit: $29,672

10-year hold

• IRR: 35.9%
• Equity multiple: 4.31×
• Total profit: $184,232
• Equity at exit: $17,206

Cash invested: $55,720 (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 44022

• Active inventory: 125
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,754 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $1,541

Break-even live

Break-even rent $1,803

Max offer price $199,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,654	-5% $1,598	+0% $1,541	+5% $1,485	+10% $1,429
Rent	-10% $1,245	-5% $1,393	+0% $1,541	+5% $1,690	+10% $1,838
Rate	-1.0pp $1,641	-0.5pp $1,592	base $1,541	+0.5pp $1,490	+1.0pp $1,437

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5090 Lake Vista Dr Solon, OH	3.0	2.0	1650	$2,400	$1.45	2d	1	0.22mi
28649 Jackson Rd Unit 1496119P Chagrin Falls, OH	4.0	3.5	1603	$10,974	$6.85	24d	1	1.22mi

Listing history 7 events

1. 2026-05-05
   status Pending 185-char remark
2. 2026-04-29
   listed $199,000 Active 185-char remark
3. 2010-08-19
   soldstatus $100,000 118-char remark

   Show marketing remark (118 chars)

   A Diamond in the Rough Some TLC is needed and a great opportunity to own in Orange School District at a great price. .

4. 2010-08-19
   soldstatus $100,000

   Show marketing remark (118 chars)

   A Diamond in the Rough Some TLC is needed and a great opportunity to own in Orange School District at a great price. .

5. 2010-04-28
   listed $128,000 118-char remark

   Show marketing remark (118 chars)

   A Diamond in the Rough Some TLC is needed and a great opportunity to own in Orange School District at a great price. .

6. 2009-12-09
   historical
7. 2009-12-04
   listed $148,000

ⓘ 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: $3,578 · $298/mo
• Projected year-2 tax: $3,578 · $298/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 6 d/yr ≥94°F today · 15 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: $45,052
• − Mortgage interest: −$11,147
• − Property taxes: −$3,578
• − Insurance: −$995
• − Repairs & maintenance: −$3,604
• − Management: −$3,604
• − Depreciation: −$5,789
• Taxable income: $16,335
• Est. tax owed @ 24.0%: −$3,920
• After-tax cash flow: $14,575/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: Orange City
• NCES district ID: 3910016
• Math proficiency: 76% ▼ -11.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $114,295
• Composite: 73.37/100
• National rank: #182
• State rank: #32 of 656 in OH

Livability — Orange

• Score: 70/100
• State rank: #452
• US rank: #7361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, OH
• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 16,559
• Household income: $152,213
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 13.7

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Spanish 2% Other Indo-European 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: ▼ -336.08%
• Current HPI: 205.3055
• 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

+37.8% since first listed

8 events — show timeline

• 2026-05-26 Sold (Public Records) $204,000 Public Records
• 2026-05-05 Pending — MLSNOW
• 2026-04-29 Listed $199,000 MLSNOW
• 2010-08-19 Sold (Public Records) $100,000 Public Records
• 2010-08-19 Sold (MLS) $100,000 MLSNOW
• 2010-04-28 Listed $128,000 MLSNOW
• 2009-12-09 Listing Removed — MLSNOW
• 2009-12-04 Listed $148,000 MLSNOW

Property tax history

+1.9%/yr

Latest (2025): $3,578 · -0.1% YoY. Source: county tax records.