2411 Brookdale Ave · Parma, OH 44134

$210,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 6 Days on market

Built 1949 5,362 sqft lot Est $210k · at est.

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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 +12.0/30.0
• ARV discount +7.4/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A beautifully rehabbed Cape Cod that offers the perfect blend of comfort, functionality, and value for today’s homebuyer! This move-in-ready single-family home features 3 bedrooms and 1 full bathroom, along with a spacious living room highlighted by a large picture window that fills the space with natural light. The functional kitchen offers ample cabinet and counter space and includes a stove, dishwasher, and microwave, with an adjoining dining area ideal for everyday meals and entertaining. Recent improvements include fresh neutral paint throughout, professionally cleaned carpeting, and attractive fresh landscaping that enhances the home’s curb appeal. The full basement provid

Key facts

• Functional kitchen
• Rehabbed cape cod
• Large picture window

Tags

• REHABBED CAPE COD
• LARGE PICTURE WINDOW
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• FINISHED RECREATION AREA
• BUILT-IN BAR

Property features AI

Exterior

• Parking: Driveway; Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished living area recorded at 1,092 (source: assessor)
• Construction: Built (year per public records); Aluminum siding; Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.123 acres

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-49 ($-586/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (17.5% below list).
• Recommended offer: $173k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in Parma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: John Muir Elementary School (math 37% / reading 32%, grade F, #1,113 of 1,584 statewide, top 71%, 352 students, 63% FRL); Shiloh Middle School (math 27% / reading 46%, grade F, #539 of 654 statewide, top 83%, 511 students, 65% FRL); Parma High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,233 students, 55% FRL) — zoned schools average 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.6%/yr); 120 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 30% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $120k; list at $210k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,294 (17.5% 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. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2819 Tuxedo Ave	0.33mi	3/1.5	1,104 (+1%)	1mo	$197,000	$178	80
2436 Tuxedo Ave	0.28mi	3/1.5	1,064 (-3%)	1mo	$220,000	$207	79
2619 Fortune Ave	0.15mi	3/1.5	978 (-10%)	0mo	$200,000	$204	73
1718 Marietta Ave	0.40mi	3/1.0	1,136 (+4%)	3mo	$233,500	$206	72
3006 Torrington Ave	0.32mi	3/1.0	1,178 (+8%)	3mo	$196,000	$166	70
3111 Tuxedo Ave	0.44mi	3/2.0	1,050 (-4%)	1mo	$230,000	$219	69
2506 Torrington Ave	0.12mi	4/2.0 (+1)	1,200 (+10%)	0mo	$230,000	$192	68
3810 Russell Ave	0.70mi	3/2.0	1,088 (-0%)	0mo	$189,900	$175	62
3109 George Ave	0.71mi	3/2.0	1,064 (-3%)	3mo	$224,000	$211	57
1311 Tuxedo Ave	0.61mi	3/2.0	1,189 (+9%)	1mo	$192,000	$161	52
3423 Russell Ave	0.56mi	3/2.0	1,232 (+13%)	0mo	$205,000	$166	49
2902 Marmore Ave	0.50mi	4/2.0 (+1)	1,236 (+13%)	1mo	$230,000	$186	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.52×
• Total profit: $-27,974
• Equity at exit: $31,312

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $13,343
• Equity at exit: $18,157

Cash invested: $58,800 (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 44134

• Rents YoY: 10.6%
• Active inventory: 120
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-49

Break-even live

Break-even rent $1,795

Max offer price $201,377

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $11	+0% $-49	+5% $-108	+10% $-168
Rent	-10% $-186	-5% $-117	+0% $-49	+5% $20	+10% $88
Rate	-1.0pp $57	-0.5pp $5	base $-49	+0.5pp $-103	+1.0pp $-159

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	45d	1	0.12mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,050	$3.36	0d	1	0.23mi
2910 Fortune Ave Cleveland, OH	2.0	1.0	744	$1,775	$2.39	25d	1	0.25mi
3027 Fortune Ave Unit 2 Parma, OH	2.0	1.0	726	$1,075	$1.48	0d	1	0.34mi
3027 Fortune Ave Unit 1 Parma, OH	2.0	1.0	880	$1,175	$1.34	45d	1	0.34mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	45d	1	0.46mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	45d	1	0.56mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	25d	1	0.96mi
4520 Kenmore Ave Cleveland, OH	2.0	1.0	726	$1,520	$2.09	0d	1	0.96mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	0d	1	0.97mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$3,258	$3.06	0d	1	0.98mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	958	$1,300	$1.36	9d	1	1.32mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	946	$1,300	$1.37	6d	1	1.32mi
6188 Cabrini Ln Seven Hills, OH	3.0	2.0	1271	$2,095	$1.65	3d	1	1.45mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	0d	1	1.50mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	4d	1	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $210,000 Active 6 DOM
2. 2026-06-18
   days on market $210,000 Active 3 DOM
3. 2026-06-17
   days on market $210,000 Active 2 DOM
4. 2026-06-16
   remarks 687-char remark
5. 2026-06-16
   listed $210,000 Active 1 DOM

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $3,012 · $251/mo
• Expected delta: +$264/yr (+$22/mo · 9.6%)

ⓘ 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: $20,795
• − Mortgage interest: −$11,763
• − Property taxes: −$2,749
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$6,109
• Taxable loss: −$4,203
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $423/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): 37,774
• Household income: $68,625
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 668.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 3%
• Common ancestry: Romanian 14% Subsaharan African 6% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Indo-European 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: ▼ -215.17%
• Current HPI: 184.0553
• Rent YoY: ▲ 10.56%
• 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

+133.3% since first listed

7 events — show timeline

• 2026-06-15 Listed $210,000 MLSNOW
• 2025-08-17 Rental Removed $1,600 SHOWMOJO
• 2025-08-15 Listed for Rent $1,600 SHOWMOJO
• 2025-08-14 Rental Removed $1,600 YESMLS
• 2025-07-25 Listed for Rent $1,600 YESMLS
• 2022-04-28 Sold (Public Records) $120,000 Public Records
• 1999-03-04 Sold (Public Records) $90,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,749 · +1.7% YoY. Source: county tax records.