9981 Woodhurst Dr · Strongsville, OH 44149

$420,000

3 bd · 2.5 ba · 2,000 sqft · SingleFamily public records · 8 Days on market

Built 1995 0.29 ac lot $210/sqft · 16% above area Est $362k · 16% over

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Why this score? — see what drove the F 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).

• Schools +6.7/10.0
• Cash flow +6.0/30.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.3/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Love At First Sight! Fantastic Curb Appeal W/ Fabulous Landscaping. Step Inside To An Open Floor Plan. Lovingly Cared For & Decorated In Fashion Colors. Be Sure To See Medallion Ceiling In Din Rm, Architectural Details In 2 Story Foyer & Spectacular Great Rm -- The Heart Of This Very Special Home.

Key facts

• Custom cabinetry
• Quartz counters
• Open floorplan

Tags

• OPEN FLOORPLAN
• FIRST FLOOR PRIMARY
• UPDATED EAT-IN KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-804 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (39.2% below list).
• Recommended offer: $255k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.2% in Strongsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 88/100 on livability (#27 in OH, #243 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Strongsville City (suburban): math 73% / reading 79% proficiency, ranked #62 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $221k; list at $420k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $255,313 (39.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.61% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.20%
• DSCR: 0.63
• GRM: 13.7

CMA / ARV

• ARV (median comp): $361,894
• List price: $420,000
• Delta: 16.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10020 Fair Rd	0.07mi	3/2.5	2,104 (+5%)	4mo	$417,000	$198	85
19825 Deer Run Ln	0.41mi	3/2.5	1,878 (-6%)	2mo	$435,000	$232	69
10024 Fair Rd	0.07mi	3/2.0	2,276 (+14%)	8mo	$399,000	$175	65
19654 Tanbark Ln	0.33mi	3/2.5	1,828 (-9%)	11mo	$360,000	$197	61
21292 Creekside Dr	0.66mi	3/2.5	2,124 (+6%)	8mo	$385,000	$181	52
9753 Prospect Rd	0.46mi	3/2.0	1,704 (-15%)	0mo	$430,000	$252	52
19338 Idlewood Trl	0.69mi	3/2.0	2,166 (+8%)	1mo	$330,000	$152	51
11179 Fawn Meadow Ln	0.59mi	3/2.0	2,178 (+9%)	6mo	$405,000	$186	50
21355 Hickory Branch Trl	0.75mi	3/2.0	2,170 (+8%)	6mo	$465,000	$214	44
11304 Blodgett Creek Trl	0.56mi	3/2.0	1,735 (-13%)	10mo	$330,000	$190	42
11480 Blodgett Creek Trl	0.63mi	3/2.5	1,759 (-12%)	12mo	$322,500	$183	40
20771 Rudy Dr	0.69mi	4/2.5 (+1)	2,280 (+14%)	2mo	$430,000	$189	38

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: -30.7%
• Equity multiple: -0.01×
• Total profit: $-119,272
• Equity at exit: $62,623

10-year hold

• IRR: -33.3%
• Equity multiple: -0.44×
• Total profit: $-169,839
• Equity at exit: $36,314

Cash invested: $117,600 (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 44149

• Active inventory: 116
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,553 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$443 /mo · $5,320/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-804

Break-even live

Break-even rent $3,571

Max offer price $277,983

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8040 Strongsville Blvd Unit 1496063P Strongsville, OH	3.0	2.0	1980	$8,055	$4.07	21d	1	1.19mi
22410 Rock Creek Cir Strongsville, OH	3.0	2.0	2103	$2,400	$1.14	1d	1	1.19mi
20368 Westwood Dr Strongsville, OH	4.0	2.0	1864	$2,400	$1.29	3d	1	1.24mi
9790 Pebble Brook Ln Strongsville, OH	3.0	2.0	2785	$2,800	$1.01	19d	1	1.26mi
13187 Yager Dr Strongsville, OH	4.0	1.5	1850	$2,700	$1.46	3d	1	1.41mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	7d	1	1.42mi

Listing history 8 events

1. 2026-05-16
   historical Contingent 1676-char remark
2. 2026-05-08
   listed $420,000 Active 1676-char remark
3. 2005-07-15
   soldstatus $221,000 310-char remark

   Show marketing remark (310 chars)

   Love At First Sight! Fantastic Curb Appeal W/ Fabulous Landscaping. Step Inside To An Open Floor Plan. Lovingly Cared For & Decorated In Fashion Colors. Be Sure To See Medallion Ceiling In Din Rm, Architectural Details In 2 Story Foyer & Spectacular Great Rm -- The Heart Of This Very Special Home.

4. 2005-07-15
   soldstatus $221,000

   Show marketing remark (310 chars)

   Love At First Sight! Fantastic Curb Appeal W/ Fabulous Landscaping. Step Inside To An Open Floor Plan. Lovingly Cared For & Decorated In Fashion Colors. Be Sure To See Medallion Ceiling In Din Rm, Architectural Details In 2 Story Foyer & Spectacular Great Rm -- The Heart Of This Very Special Home.

5. 2005-07-15
   soldstatus $221,000

   Show marketing remark (310 chars)

   Love At First Sight! Fantastic Curb Appeal W/ Fabulous Landscaping. Step Inside To An Open Floor Plan. Lovingly Cared For & Decorated In Fashion Colors. Be Sure To See Medallion Ceiling In Din Rm, Architectural Details In 2 Story Foyer & Spectacular Great Rm -- The Heart Of This Very Special Home.

6. 2005-04-30
   listed $224,900 310-char remark

   Show marketing remark (310 chars)

   Love At First Sight! Fantastic Curb Appeal W/ Fabulous Landscaping. Step Inside To An Open Floor Plan. Lovingly Cared For & Decorated In Fashion Colors. Be Sure To See Medallion Ceiling In Din Rm, Architectural Details In 2 Story Foyer & Spectacular Great Rm -- The Heart Of This Very Special Home.

7. 1999-09-23
   historical
8. 1998-03-24
   listed $169,900

ⓘ 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: $5,320 · $443/mo
• Projected year-2 tax: $5,936 · $495/mo
• Expected delta: +$616/yr (+$51/mo · 11.6%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,638
• − Mortgage interest: −$23,527
• − Property taxes: −$5,320
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$12,218
• Taxable loss: −$17,430
• Est. tax savings @ 24.0%: +$4,183
• After-tax cash flow: $-5,464/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: Strongsville City
• NCES district ID: 3904484
• Math proficiency: 73% ▼ -10.00%
• Reading proficiency: 79% ▼ -2.00%
• Median HH income: $78,206
• Composite: 67.02/100
• National rank: #395
• State rank: #62 of 656 in OH

Livability — Strongsville

• Score: 88/100
• State rank: #27
• US rank: #243

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: Strongsville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 46,110
• Metro: Cleveland, OH
• Population (ZIP): 21,042
• Household income: $114,107
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 2.7

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 (91%)
• Race & ethnicity: White 91% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 11% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -238.17%
• Current HPI: 196.9311
• Rent YoY: —
• Metro: —
• 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

+147.2% since first listed

9 events — show timeline

• 2026-05-22 Pending — MLSNOW
• 2026-05-16 Contingent — MLSNOW
• 2026-05-08 Listed $420,000 MLSNOW
• 2005-07-15 Sold (Public Records) $221,000 Public Records
• 2005-07-15 Sold (Public Records) $221,000 Public Records
• 2005-07-15 Sold (MLS) $221,000 MLSNOW
• 2005-04-30 Listed $224,900 MLSNOW
• 1999-09-23 Listing Removed — MLSNOW
• 1998-03-24 Listed $169,900 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $5,320 · -0.0% YoY. Source: county tax records.