8785 Root Rd · North Ridgeville, OH 44039

$207,777

3 bd · 1.5 ba · 1,358 sqft · SingleFamily public records · 2 Days on market

Built 1968 0.61 ac lot Est $258k · 19% under

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Xtra M. Is Br5 * * Also 17x10 Foyer & 16x13 Util. W/ Shower Day If No Answer Call Mrs. At 353-0855 * * Very Large Home! Great For Large Or Growing Family! * * Checklist!

Key facts

• Double sink bath
• Large deep lot
• Eat-in-kitchen

Tags

• BREEZEWAY ROOM
• DOUBLE SINK BATH
• EAT-IN-KITCHEN
• L-SHAPE FAMILY ROOM
• LAUNDRY ROOM
• LARGE DEEP LOT

Property features AI

Exterior

• Parking: Attached 2-car garage with direct access; Driveway; Garage faces front; Garage door opener; Electricity to garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2-story property; Faces west
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Block foundation; Built (year per public records)
• Exterior features: Front porch; Shed(s); Back yard; Cleared lot; City lot; Rectangular lot; Few trees

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Storage; See remarks
• Laundry & utility: Washer hookup on lower level; Washer; Dryer; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Cap rate 7.9% vs local median 3.3% in North Ridgeville — 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 74/100 on livability (#305 in OH, #4,924 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• North Ridgeville City (suburban): math 49% / reading 61% proficiency, ranked #339 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,098 units permitted in Lorain County in 2024 (20 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 35y 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 $97k; list at $208k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $207,777

Questions for the listing agent

1. Built in 1968 — 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. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $258,020
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8754 Root Rd	0.11mi	3/1.5	1,440 (+6%)	12mo	$256,000	$178	74
9145 Root Rd	0.41mi	3/1.5	1,428 (+5%)	15mo	$271,500	$190	60
8465 Antlers Trl	0.53mi	3/2.5	1,404 (+3%)	9mo	$316,500	$225	58
8838 Harris Ct NW	0.18mi	3/2.5	1,248 (-8%)	22mo	$254,000	$204	56
9255 Root Rd	0.60mi	3/2.0	1,280 (-6%)	12mo	$233,000	$182	50

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-16,034
• Equity at exit: $30,980

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,784
• Equity at exit: $17,965

Cash invested: $58,178 (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 44039

• Active inventory: 206
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,090
• Tax from tax record: −$229 /mo · $2,754/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $277

Break-even live

Break-even rent $1,779

Max offer price $207,777

Occupancy floor 82%

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: $51,944
• Closing costs: $6,233
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8300 Ira Dr North Ridgeville, OH	2.0	2.0	1210	$2,134	$1.76	1d	7	1.23mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $207,777 Pending 2 DOM
2. 2026-06-10
   remarks 689-char remark
3. 2026-06-10
   listed $207,777 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: $2,754 · $229/mo
• Projected year-2 tax: $2,998 · $250/mo
• Expected delta: +$244/yr (+$20/mo · 8.9%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,554
• − Mortgage interest: −$11,639
• − Property taxes: −$2,754
• − Insurance: −$1,039
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$6,044
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $3,323/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: North Ridgeville City
• NCES district ID: 3904453
• Math proficiency: 49% ▼ -21.00%
• Reading proficiency: 61% ▼ -11.00%
• Median HH income: $66,437
• Composite: 48.46/100
• National rank: #2130
• State rank: #339 of 656 in OH

Livability — North Ridgeville

• Score: 74/100
• State rank: #305
• US rank: #4924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Ridgeville, OH
• County: Lorain County · 219,437 people
• City population: 36,780
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,780
• Household income: $96,485
• Rent vs Own: 10.1% rent · 89.9% own
• Severe rent burden: 207.0

Population outlook (Lorain County) Hauer SSP2

• Today (2025): 314,924 people
• By 2030: 317,546 · +0.8%
• By 2040: 317,962 · +1.0%
• By 2050: 312,872 · -0.7%
• By 2075: 301,806 · -4.2%
• By 2100: 278,271 · -11.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Lorain

• 2024 margin: Lean R (+5.7) · D 46.7% · R 52.4%
• 2008→2024 swing: -23.6pp toward R · 2008: 17.9pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+2.5 2016: R+0.3 2012: D+14.4 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.14%
• Current HPI: 210.6074
• 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

+108.0% since first listed

4 events — show timeline

• 2026-06-09 Listed $207,777 MLSNOW
• 1991-08-01 Sold (Public Records) $96,900 Public Records
• 1991-08-01 Sold (MLS) $96,900 MLSNOW
• 1991-03-17 Listed $99,900 MLSNOW

Property tax history

+5.9%/yr

Latest (2025): $2,754 · -19.9% YoY. Source: county tax records.