6206 Bradley Ave · Parma, OH 44129

$199,000

4 bd · 2.0 ba · 1,533 sqft · MultiFamily public records · 43 Days on market

Built 1923 5,201 sqft lot $130/sqft · 12% below area Est $226k · 12% under

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Why this score? — see what drove the B+ 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 +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented MTM at $950 plus a $200 flat fee for utilities (Totaling $1150), upstairs 1 bedroom is currently in a lease for $800 with utilities included. 2 car detached garage and charming front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

Key facts

• Newer furnace
• Common area basement
• Front porch

Tags

• DETACHED GARAGE
• FRONT PORCH
• COMMON AREA BASEMENT
• NEWER HOT WATER TANK
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive. Per door: $408/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.0% in Parma — 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 82/100 on livability (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 85 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,799/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 541% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 4.3% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y 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 $145k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $225,678
• List price: $199,000
• Delta: -11.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6206 Bradley Ave	0.00mi	3/2.0 (-1)	1,533 (0%)	0mo	$175,000	$114	95
6606 Theota Ave	0.13mi	3/2.0 (-1)	1,452 (-5%)	7mo	$175,000	$121	74
6202 Bradley Ave	0.01mi	4/2.5	1,413 (-8%)	20mo	$195,000	$138	68
4915 Tuxedo Ave	0.42mi	3/2.0 (-1)	1,460 (-5%)	6mo	$237,000	$162	63

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $23,522
• Equity at exit: $29,672

10-year hold

• IRR: 20.6%
• Equity multiple: 2.85×
• Total profit: $103,206
• 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 44129

• Rents YoY: 4.3%
• Active inventory: 85
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,799 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$268 /mo · $3,213/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $817

Break-even live

Break-even rent $1,765

Max offer price $199,000

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,798
Total (2 units)			$2,799

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	43d	1	0.15mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	4d	1	0.19mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	7d	1	0.19mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	2d	1	0.25mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	1d	1	0.54mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	14d	1	0.64mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	7d	1	0.65mi
4407 Woodway Ave Cleveland, OH	3.0	2.0	1728	$1,750	$1.01	23d	1	0.69mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	43d	1	0.81mi
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	1d	1	0.86mi
6227 Traymore Ave Cleveland, OH	3.0	2.0	1221	$1,575	$1.29	2d	1	1.02mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	43d	1	1.06mi
5876 Wickfield Dr Cleveland, OH	5.0	2.0	1316	$1,900	$1.44	1d	1	1.33mi
7906 Lanyard Dr Unit 1496071P Parma, OH	4.0	1.5	1227	$5,834	$4.75	7d	1	1.34mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,125	$3.42	7d	1	1.34mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	43d	1	1.40mi
5939 Pearl Rd Cleveland, OH	4.0	2.0	2000	$2,499	$1.25	1d	1	1.41mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	3d	1	1.44mi

Listing history 29 events

1. 2026-05-04
   status Pending 380-char remark

   Show marketing remark (380 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented MTM at $950 plus a $200 flat fee for utilities (Totaling $1150), upstairs 1 bedroom is currently in a lease for $800 with utilities included. 2 car detached garage and charming front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

2. 2026-04-27
   status Active 380-char remark

   Show marketing remark (380 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented MTM at $950 plus a $200 flat fee for utilities (Totaling $1150), upstairs 1 bedroom is currently in a lease for $800 with utilities included. 2 car detached garage and charming front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

3. 2026-04-20
   status Pending 380-char remark

   Show marketing remark (380 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented MTM at $950 plus a $200 flat fee for utilities (Totaling $1150), upstairs 1 bedroom is currently in a lease for $800 with utilities included. 2 car detached garage and charming front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

4. 2026-03-15
   listed $199,000 Active 380-char remark

   Show marketing remark (380 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented MTM at $950 plus a $200 flat fee for utilities (Totaling $1150), upstairs 1 bedroom is currently in a lease for $800 with utilities included. 2 car detached garage and charming front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

5. 2024-11-08
   soldstatus $145,217 Closed 315-char remark

   Show marketing remark (315 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented at $950, upstairs 1 bedroom is vacant but has rented most recently for $730. 2 car detached garage and charing front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

6. 2024-11-01
   soldstatus $145,217
7. 2024-07-03
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented at $950, upstairs 1 bedroom is vacant but has rented most recently for $730. 2 car detached garage and charing front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

8. 2024-05-14
   listed $185,000 Active 315-char remark

   Show marketing remark (315 chars)

   Conveniently located and affordable duplex available in Parma! First floor 2 bedroom is currently rented at $950, upstairs 1 bedroom is vacant but has rented most recently for $730. 2 car detached garage and charing front porch. Common area basement. Roof approx 2019, newer hot water tank and furnace approx 2020.

9. 2024-04-02
   historical
10. 2024-03-26
    status Active
11. 2024-03-08
    status Pending
12. 2024-02-13
    status Active
13. 2024-02-09
    status Pending
14. 2023-12-18
    status Active
15. 2023-12-06
    status Pending
16. 2023-11-28
    status Active
17. 2023-11-14
    status Pending
18. 2023-11-10
    listed $185,000 Active
19. 2021-08-24
    soldstatus $190,000 Closed
20. 2021-08-13
    status Pending
21. 2021-06-09
    price $164,750
22. 2021-03-26
    listed $170,000 Active
23. 2019-04-03
    soldstatus $98,000 Sold
24. 2019-04-03
    soldstatus $98,000
25. 2019-03-04
    status Pending
26. 2019-02-25
    historical Contingent
27. 2018-09-26
    status Active
28. 2018-09-18
    historical Contingent
29. 2018-09-12
    listed $104,900 Active

ⓘ 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: $3,213 · $268/mo
• Projected year-2 tax: $3,213 · $268/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 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $33,588
• − Mortgage interest: −$11,147
• − Property taxes: −$3,213
• − Insurance: −$995
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − Depreciation: −$5,789
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $8,107/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 28,800
• Household income: $70,651
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 12% Subsaharan African 3% Scandinavian 1%
• Foreign-born: 11% · Canada, India, Vietnam
• Languages at home: 82% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -143.31%
• Current HPI: 184.2628
• Rent YoY: ▲ 4.29%
• 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

+89.7% since first listed

29 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-27 Relisted — MLSNOW
• 2026-04-20 Pending — MLSNOW
• 2026-03-15 Listed $199,000 MLSNOW
• 2024-11-08 Sold (MLS) $145,217 MLSNOW
• 2024-11-01 Sold (Public Records) $145,217 Public Records
• 2024-07-03 Pending — MLSNOW
• 2024-05-14 Listed $185,000 MLSNOW
• 2024-04-02 Listing Removed — MLSNOW
• 2024-03-26 Relisted — MLSNOW
• 2024-03-08 Pending — MLSNOW
• 2024-02-13 Relisted — MLSNOW
• 2024-02-09 Pending — MLSNOW
• 2023-12-18 Relisted — MLSNOW
• 2023-12-06 Pending — MLSNOW
• 2023-11-28 Relisted — MLSNOW
• 2023-11-14 Pending — MLSNOW
• 2023-11-10 Listed $185,000 MLSNOW
• 2021-08-24 Sold (MLS) $190,000 MLSNOW
• 2021-08-13 Pending — MLSNOW
• 2021-06-09 Price Changed $164,750 MLSNOW
• 2021-03-26 Listed $170,000 MLSNOW
• 2019-04-03 Sold (Public Records) $98,000 Public Records
• 2019-04-03 Sold (MLS) $98,000 MLSNOW
• 2019-03-04 Pending — MLSNOW
• 2019-02-25 Contingent — MLSNOW
• 2018-09-26 Relisted — MLSNOW
• 2018-09-18 Contingent — MLSNOW
• 2018-09-12 Listed $104,900 MLSNOW

Property tax history

+3.4%/yr

Latest (2025): $3,213 · -3.6% YoY. Source: county tax records.