630 Tollis Pkwy · Broadview Heights, OH 44147

$212,000

2 bd · 3.0 ba · 1,344 sqft · Other · 1 Days on market

Built 2006 Fair condition

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1344 square foot townhome home has 2 bedrooms and 3.0 bathrooms. This home is located at 630 Tollis Pkwy, Broadview Heights, OH 44147.

Key facts

• Built 2006

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $212k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (21.2% below list).
• Recommended offer: $167k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in Broadview Heights — 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 79/100 on livability (#150 in OH, #2,291 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute 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: 102 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $166,960 (21.2% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.6

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-43,633
• Equity at exit: $31,610

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-49,875
• Equity at exit: $18,330

Cash invested: $59,360 (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 44147

• Home prices YoY: -33.4%
• Active inventory: 102
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$1,112
• Tax est. 1.5%: −$265 /mo · $3,180/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-146

Break-even live

Break-even rent $1,855

Max offer price $190,859

Occupancy floor —

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Vineyard Dr Broadview Heights, OH	2.0	1.0	1007	$1,900	$1.89	1d	1	0.17mi
900 Tollis Pkwy Broadview Heights, OH	2.0	1.0–2.0	1000	$1,325	$1.32	1d	3	0.24mi
8404 Avery Rd Broadview Heights, OH	2.0	1.5	1144	$1,750	$1.53	23d	1	0.84mi
1501 Summit Blvd Cleveland, OH	2.0–3.0	1.0–2.0	1040	$895	$0.86	1d	1	0.92mi

Listing history 2 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $212,000 Active

ⓘ 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: $20,035
• − Mortgage interest: −$11,875
• − Property taxes: −$3,180
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$6,167
• Taxable loss: −$5,453
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $-444/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 · 1 photo

Fair 45/100 Moderate rehab

This townhome requires moderate renovations to improve its condition and value. Focus on exterior cleaning, interior touch-ups, and landscaping to enhance curb appeal and property value.

Repairs flagged

• Minor roof — No visible damage, but may need inspection
• Minor exterior siding — No visible damage, but may need cleaning
• Minor interior walls — No visible damage, but may need touch-up

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both landscape front yard — A well-maintained front yard improves curb appeal and property value
• Both replace windows — New windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage, but may need inspection	Minor	$500–3,000
exterior siding · No visible damage, but may need cleaning	Minor	$500–3,000
interior walls · No visible damage, but may need touch-up	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscape front yard — A well-maintained front yard improves curb appeal and property value ↑
• Both replace windows — New windows improve energy efficiency and curb appeal ↑

ⓘ 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: 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 — Broadview Heights

• Score: 79/100
• State rank: #150
• US rank: #2291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 19,771
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 19,771
• Household income: $103,125
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 186.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 12% Subsaharan African 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Spanish 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: ▼ -97.09%
• Current HPI: 193.3693
• 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

2 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $212,000 FSBO.com