13652 Oakbrook Dr · North Royalton, OH 44133

$129,900

3 bd · 1.5 ba · 1,248 sqft · Condo · 3 Days on market

Built 1974 Fair condition $243/mo HOA · 13% of rent

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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 +25.1/30.0
• 1% rule +8.9/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a fantastic opportunity to put down roots and make a home truly your own! This 3 bedroom, 1.5 bath condo offers a practical layout, an attached one car garage, and a private patio perfect for enjoying your morning coffee or unwinding after a long day. Tucked away on a quiet cul-de-sac, you'll appreciate the peaceful setting while still being close to everyday conveniences. The community features a pool and playground, making it easy to enjoy these warmer months ahead, and you're just minutes from local parks, restaurants, baseball fields and more! Looking for your first home? Ready to roll up your sleeves and build some sweat equity? This condo could be the perfect match.

Key facts

• Quiet cul-de-sac
• Desirable location
• Private patio

Tags

• PRIVATE PATIO
• QUIET CUL-DE-SAC
• POOL
• PLAYGROUND
• LOCAL PARKS
• DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: Homeowners association: Oak Brook Condominium; Monthly association fee of $243; HOA covers association management, ground and structure maintenance, recreation facilities, reserve fund, and snow removal; Community features include playground and pool

Exterior

• Parking: Attached garage; One garage space; Additional parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Two-story property; Entry level is 1; Attached property
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built per public records
• Exterior features: Patio; Located on a cul-de-sac; Wooded lot; Private in-ground pool (community); Shared community pool / recreation facilities

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fixer condition; Entry on main level
• Laundry & utility: Washer; Dryer; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 8.9% vs local median 2.5% in North Royalton — 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 (#199 in OH, #3,064 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• North Royalton City (suburban): math 74% / reading 81% proficiency, ranked #60 of 656 in OH (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 151 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $898 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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. 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: 1.39% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.0

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,580
• Equity at exit: $19,369

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $22,026
• Equity at exit: $11,231

Cash invested: $36,372 (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 44133

• Active inventory: 151
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$243
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $287

Break-even live

Break-even rent $1,444

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $377	-5% $332	+0% $287	+5% $242	+10% $197
Rent	-10% $144	-5% $216	+0% $287	+5% $359	+10% $430
Rate	-1.0pp $353	-0.5pp $320	base $287	+0.5pp $254	+1.0pp $219

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13774 Oakbrook Dr North Royalton, OH	2.0	1.0	705	$1,229	$1.74	2d	15	0.03mi
9185 Traditions Way North Royalton, OH	1.0–2.0	1.0–2.0	1029	$2,045	$1.99	2d	4	0.19mi
8290 Royalton Rd North Royalton, OH	1.0–2.0	1.0–2.0	894	$1,882	$2.11	2d	20	0.34mi
7475 Glenmont Dr North Royalton, OH	1.0–2.0	1.0–2.0	860	$1,647	$1.91	2d	29	0.58mi
14010 Pine Forest Dr North Royalton, OH	1.0–2.0	1.0	840	$1,309	$1.56	2d	16	1.21mi
11560 Somerset Dr North Royalton, OH	1.0–2.0	1.0–2.0	1075	$1,600	$1.49	2d	1	1.30mi

HOA detail condo

• Monthly dues: $243 · $2,916/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-08
   statusdays on market $129,900 Pending 3 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $129,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,690
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$2,916
• − Depreciation: −$3,779
• Taxable income: $1,650
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,051/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 · 6 photos

Fair 45/100 Cosmetic rehab

This condo has a fair condition with some cosmetic issues that can be addressed with minor repairs and maintenance. Painting, flooring, and landscaping improvements would significantly enhance its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint indicates significant wear and tear.
• Major Flooring — Worn carpet suggests a need for replacement or repair.
• Moderate Exterior siding — Weathered siding indicates a need for repainting or replacement.
• Minor Landscaping — Some areas of the landscaping could benefit from trimming and maintenance.

Value-add opportunities

• Both Painting and repainting the exterior siding and repainting interior walls — Fresh paint would improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.
• Both Replacing worn carpet with new flooring — New flooring would improve the home's appearance and increase its value by making it more appealing to potential buyers or renters.
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and make it more attractive to potential buyers or renters.
• Rental HVAC maintenance or replacement — A functional HVAC system is essential for rental properties and can attract tenants who are concerned about comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint indicates significant wear and tear.	Major	$15,000–50,000
Flooring · Worn carpet suggests a need for replacement or repair.	Major	$15,000–50,000
Exterior siding · Weathered siding indicates a need for repainting or replacement.	Moderate	$3,000–15,000
Landscaping · Some areas of the landscaping could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Both Painting and repainting the exterior siding and repainting interior walls — Fresh paint would improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑
• Both Replacing worn carpet with new flooring — New flooring would improve the home's appearance and increase its value by making it more appealing to potential buyers or renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Rental HVAC maintenance or replacement — A functional HVAC system is essential for rental properties and can attract tenants who are concerned about comfort and energy efficiency. ↑

ⓘ 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: North Royalton City
• NCES district ID: 3904454
• Math proficiency: 74% ▼ -11.00%
• Reading proficiency: 81% ▼ -4.00%
• Median HH income: $69,090
• Composite: 67.39/100
• National rank: #381
• State rank: #60 of 656 in OH

Livability — North Royalton

• Score: 77/100
• State rank: #199
• US rank: #3064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Royalton, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,018
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,018
• Household income: $83,717
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 406.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Asian 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 12% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 7% Other Indo-European 3% Spanish 2%

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: ▼ -151.75%
• Current HPI: 199.4398
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-05 Listed $129,900 MLSNOW