3957 Woodpark Ln · North Olmsted, OH 44070

$279,900

4 bd · 2.5 ba · 2,644 sqft · SingleFamily public records · 44 Days on market

Built 1971 10,846 sqft lot $106/sqft · 31% below area Est $407k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• DSCR +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious L-Shaped Split in quiet development area priced to sell!!Newer Furn, Central Air, h20 tank!!Woodburning fireplace in the family rm!!4 bedrooms!!2 full and one half bath!!Huge utility rm/storage room off garage!!Kitchen appliances stay!!Large utilty/storage room area!!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-48 ($-571/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (3.7% below list).
• Recommended offer: $269k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in North Olmsted — 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 86/100 on livability (#38 in OH, #372 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• North Olmsted City (suburban): math 51% / reading 57% proficiency, ranked #368 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 38% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 44 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $115k; list at $280k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $269,444 (3.7% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 0.96% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

• ARV (median comp): $407,406
• List price: $279,900
• Delta: -31.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28065 Edgepark Dr	0.10mi	4/2.5	2,584 (-2%)	9mo	$405,000	$157	85
29053 W Brockway Dr	0.39mi	4/2.5	2,524 (-4%)	6mo	$445,000	$176	69
27504 Cottonwood Trl	0.45mi	5/3.0 (+1)	2,580 (-2%)	4mo	$370,000	$143	65
4580 Andorra Dr	0.62mi	4/2.5	2,665 (+1%)	7mo	$375,000	$141	64
27111 Newton Cir	0.59mi	4/2.5	2,454 (-7%)	1mo	$340,000	$139	60
26888 Driscoll Ln	0.74mi	4/2.5	2,637 (-0%)	8mo	$355,000	$135	59
4345 Martin Dr	0.46mi	4/2.5	2,321 (-12%)	4mo	$292,000	$126	55
27625 Laurell Ln	0.39mi	4/2.5	2,311 (-13%)	8mo	$380,000	$164	54
26928 Fairfax Ln	0.60mi	4/2.5	2,372 (-10%)	1mo	$403,000	$170	54
27008 Sweetbriar Dr	0.58mi	4/2.5	2,424 (-8%)	7mo	$350,000	$144	54
27411 Pineview Dr	0.61mi	4/2.5	2,472 (-6%)	8mo	$452,000	$183	54
3732 Greenbriar Cir	0.71mi	4/4.5	2,991 (+13%)	7mo	$668,000	$223	31

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-51,279
• Equity at exit: $41,734

10-year hold

• IRR: -14.1%
• Equity multiple: 0.23×
• Total profit: $-60,144
• Equity at exit: $24,201

Cash invested: $78,372 (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 44070

• Rents YoY: 1.9%
• Active inventory: 159
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,694 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$592 /mo · $7,101/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-48

Break-even live

Break-even rent $2,755

Max offer price $271,497

Occupancy floor 97%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29395 Hummingbird Cir Westlake, OH	3.0	2.0	1846	$3,200	$1.73	10d	1	0.65mi
28310 Center Ridge Rd Westlake, OH	3.0	2.0	2120	$2,300	$1.08	1d	1	0.72mi

Listing history 18 events

1. 2026-06-18
   days on market $279,900 Active 44 DOM
2. 2026-06-17
   days on market $279,900 Active 43 DOM
3. 2026-06-16
   days on market $279,900 Active 42 DOM
4. 2026-06-15
   days on market $279,900 Active 41 DOM
5. 2026-06-13
   days on market $279,900 Active 39 DOM
6. 2026-06-09
   days on market $279,900 Active 35 DOM
7. 2026-06-08
   days on market $279,900 Active 34 DOM
8. 2026-06-07
   days on market $279,900 Active 33 DOM
9. 2026-06-05
   days on market $279,900 Active 30 DOM
10. 2026-06-03
    days on market $279,900 Active 29 DOM
11. 2026-06-02
    days on market $279,900 Active 28 DOM
12. 2026-06-01
    days on market $279,900 Active 27 DOM
13. 2026-05-31
    days on market $279,900 Active 26 DOM
14. 2026-05-05
    listed $279,900 Active 338-char remark
15. 2011-03-01
    soldstatus $115,000 277-char remark

    Show marketing remark (277 chars)

    Spacious L-Shaped Split in quiet development area priced to sell!!Newer Furn, Central Air, h20 tank!!Woodburning fireplace in the family rm!!4 bedrooms!!2 full and one half bath!!Huge utility rm/storage room off garage!!Kitchen appliances stay!!Large utilty/storage room area!!

16. 2011-02-25
    soldstatus $115,000
17. 2010-07-23
    listed $140,000 277-char remark

    Show marketing remark (277 chars)

    Spacious L-Shaped Split in quiet development area priced to sell!!Newer Furn, Central Air, h20 tank!!Woodburning fireplace in the family rm!!4 bedrooms!!2 full and one half bath!!Huge utility rm/storage room off garage!!Kitchen appliances stay!!Large utilty/storage room area!!

18. 1977-11-01
    soldstatus $76,500

ⓘ 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: $7,101 · $592/mo
• Projected year-2 tax: $7,101 · $592/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,333
• − Mortgage interest: −$15,679
• − Property taxes: −$7,101
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$8,143
• Taxable loss: −$5,162
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $668/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 Olmsted City
• NCES district ID: 3904452
• Math proficiency: 51% ▼ -17.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,338
• Composite: 46.98/100
• National rank: #2353
• State rank: #368 of 656 in OH

Livability — North Olmsted

• Score: 86/100
• State rank: #38
• US rank: #372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Olmsted, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,924
• Household income: $84,363
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 667.0

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% Hispanic / Latino 7% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 3% Other Indo-European 3% Arabic 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: ▼ -243.21%
• Current HPI: 214.2257
• Rent YoY: ▲ 1.85%
• 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

+265.9% since first listed

5 events — show timeline

• 2026-05-05 Listed $279,900 MLSNOW
• 2011-03-01 Sold (MLS) $115,000 MLSNOW
• 2011-02-25 Sold (Public Records) $115,000 Public Records
• 2010-07-23 Listed $140,000 MLSNOW
• 1977-11-01 Sold (Public Records) $76,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $7,101 · -1.1% YoY. Source: county tax records.