Marbury Plan · Cleveland, OH 44130

$77,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 874 Days on market

Poor condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 874 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.6% in Cleveland — 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 71/100 on livability (#403 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D-, crime F, employment F.
• Market conditions: Rents rising (+2.7%/yr); 151 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 874 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 874 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.74×
• Total profit: $16,226
• Equity at exit: $11,615

10-year hold

• IRR: 26.6%
• Equity multiple: 3.30×
• Total profit: $50,236
• Equity at exit: $6,735

Cash invested: $21,812 (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 44130

• Rents YoY: 2.7%
• Active inventory: 151
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $459

Break-even live

Break-even rent $681

Max offer price $77,900

Occupancy floor 59%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5253 Hauserman Rd Parma, OH	1.0–2.0	1.0	755	$1,150	$1.52	4d	3	0.67mi
5691 Chevrolet Blvd Parma, OH	1.0–2.0	1.0	700	$995	$1.42	43d	1	0.73mi
9755 Westview Dr Parma, OH	2.0	1.0	625	$985	$1.58	21d	1	0.94mi
5930 Stumph Rd Cleveland, OH	1.0–2.0	1.0–2.0	905	$1,470	$1.62	1d	9	1.13mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	3d	1	1.28mi
11540 Apache Dr Parma Heights, OH	2.0–3.0	1.0–2.0	1232	$1,545	$1.25	1d	23	1.29mi
6040 Stumph Rd Cleveland, OH	2.0–3.0	1.0–1.5	981	$895	$0.91	43d	1	1.36mi
6128 Stumph Rd Cleveland, OH	2.0	2.0	1075	$1,832	$1.70	1d	8	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $77,900 Active 874 DOM
2. 2026-06-17
   days on market $77,900 Active 873 DOM
3. 2026-06-16
   days on market $77,900 Active 872 DOM
4. 2026-06-15
   days on market $77,900 Active 871 DOM
5. 2026-06-13
   days on market $77,900 Active 869 DOM
6. 2026-06-13
   days on market $77,900 Active 868 DOM
7. 2026-06-09
   days on market $77,900 Active 865 DOM
8. 2026-06-08
   days on market $77,900 Active 864 DOM
9. 2026-06-07
   days on market $77,900 Active 863 DOM
10. 2026-06-03
    days on market $77,900 Active 859 DOM
11. 2026-06-02
    days on market $77,900 Active 858 DOM
12. 2026-06-01
    days on market $77,900 Active 857 DOM
13. 2026-05-31
    days on market $77,900 Active 856 DOM
14. 2024-01-26
    listed $77,900 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: $15,147
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,266
• Taxable income: $4,536
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $4,417/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

Poor 20/100 Extensive rehab

The property is in poor condition with extensive repairs and maintenance needed, including fencing and roof replacement. Significant value can be added through these improvements.

Repairs flagged

• Major fencing — Significant rust and wear
• Major roof — Based on exterior condition, likely in poor shape

Value-add opportunities

• Both repair and replace fencing — Improves curb appeal and safety
• Both repair and replace roof — Essential for structural integrity and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
fencing · Significant rust and wear	Major	$15,000–50,000
roof · Based on exterior condition, likely in poor shape	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and replace fencing — Improves curb appeal and safety ↑
• Both repair and replace roof — Essential for structural integrity 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)

No district data.

Livability — Cleveland

• Score: 71/100
• State rank: #403
• US rank: #6673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 326,883
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 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: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• 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

• 2024-01-26 Listed $77,900 Zillow