10076 Sherman Rd · Chesterland, OH 44026

$265,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 23 Days on market

Built 1955 3.00 ac lot Est $276k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.2/10.0
• Schools +6.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 3 scenic acres in top-rated West Geauga Schools, this raised ranch offers a rare opportunity to reimagine a property with exceptional natural surroundings and long-term potential. Nearly 1,400 square feet of single-level living sits above a walk-out lower level, creating a versatile footprint that adapts to your vision, whether through a thoughtful renovation, expanded living space, or a future build site. A circular driveway and attached two-car garage provide ease of access, while mature pine trees line the front of the property, creating privacy and a buffer from the road. Inside, the main level features a large family room anchored by a stone fireplace, with recently replaced windows throughout the home. Buyers will love views of a peaceful ravine and meandering creek—a hallmark of this elevated setting. Exterior doors off both the kitchen and great room invite easy indoor-outdoor living potential (no decks there yet!) for future outdoor living space that overlooks the trees and ravine beyond. The layout offers numerous reconfiguration possibilities, allowing future owners to tailor the space to their vision. And while some rooms are ready for a carpet refresh, new flooring has already been installed in the front living room and kitchen—halfway there! The lower level includes a partially started second full bathroom, ready for completion, and presents an excellent opportunity to finish additional living space--just perfect for a recreation room, home office, workshop or playroom. Whether you’re an INVESTOR, BUILDER, or BUYER looking to create something truly personal, this property offers land, location, and POSSIBILITY that has been increasingly hard to find. Opportunity awaits! Being sold as-is.

Key facts

• Wooded 3-acre parcel
• Walk out basement
• 3 acre lot

Tags

• WOODED 3-ACRE PARCEL
• WALK OUT BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount available (not included per instructions)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic sewer
• Home design: Single-story home
• Construction: Block construction; Block foundation; Asphalt/fiberglass roof; Home warranty included; Built according to public records
• Exterior features: Wooded lot; Property has a view

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Fireplace heating
• Interior features: Basement for storage (unfinished); Fireplace (1)
• 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 $265k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.8% in Chesterland — 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 84/100 on livability (#58 in OH, #835 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Chardon Local (town): math 78% / reading 79% proficiency, ranked #56 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Munson Elementary School (math 87% / reading 72%, grade A, #173 of 1,584 statewide, top 12%, 266 students, 24% FRL); Chardon Middle School (math 83% / reading 82%, grade A+, #32 of 654 statewide, top 5%, 750 students, 18% FRL); Chardon High School (math 65% / reading 75%, grade B+, #104 of 781 statewide, top 13%, 1,143 students, 14% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($107k/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.
• Geauga County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y 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 $201k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.32% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $275,616
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10076 Sherman Rd	0.00mi	3/1.0	1,392 (0%)	0mo	$275,000	$198	100

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $23,573
• Equity at exit: $39,512

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $106,141
• Equity at exit: $22,912

Cash invested: $74,200 (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 44026

• Active inventory: 34
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,507 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $1,045

Break-even live

Break-even rent $2,184

Max offer price $265,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,195	-5% $1,120	+0% $1,045	+5% $970	+10% $895
Rent	-10% $768	-5% $906	+0% $1,045	+5% $1,183	+10% $1,322
Rate	-1.0pp $1,178	-0.5pp $1,112	base $1,045	+0.5pp $976	+1.0pp $906

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-26
   status Pending
2. 2026-04-01
   listed $265,000 Active
3. 2026-03-26
   soldstatus $201,000
4. 2026-03-25
   soldstatus $201,000 Closed 1755-char remark

   Show marketing remark (1755 chars)

   Set on 3 scenic acres in top-rated West Geauga Schools, this raised ranch offers a rare opportunity to reimagine a property with exceptional natural surroundings and long-term potential. Nearly 1,400 square feet of single-level living sits above a walk-out lower level, creating a versatile footprint that adapts to your vision, whether through a thoughtful renovation, expanded living space, or a future build site. A circular driveway and attached two-car garage provide ease of access, while mature pine trees line the front of the property, creating privacy and a buffer from the road. Inside, the main level features a large family room anchored by a stone fireplace, with recently replaced windows throughout the home. Buyers will love views of a peaceful ravine and meandering creek—a hallmark of this elevated setting. Exterior doors off both the kitchen and great room invite easy indoor-outdoor living potential (no decks there yet!) for future outdoor living space that overlooks the trees and ravine beyond. The layout offers numerous reconfiguration possibilities, allowing future owners to tailor the space to their vision. And while some rooms are ready for a carpet refresh, new flooring has already been installed in the front living room and kitchen—halfway there! The lower level includes a partially started second full bathroom, ready for completion, and presents an excellent opportunity to finish additional living space--just perfect for a recreation room, home office, workshop or playroom. Whether you’re an INVESTOR, BUILDER, or BUYER looking to create something truly personal, this property offers land, location, and POSSIBILITY that has been increasingly hard to find. Opportunity awaits! Being sold as-is.

5. 2026-03-11
   status Pending 1755-char remark

   Show marketing remark (1755 chars)

   Set on 3 scenic acres in top-rated West Geauga Schools, this raised ranch offers a rare opportunity to reimagine a property with exceptional natural surroundings and long-term potential. Nearly 1,400 square feet of single-level living sits above a walk-out lower level, creating a versatile footprint that adapts to your vision, whether through a thoughtful renovation, expanded living space, or a future build site. A circular driveway and attached two-car garage provide ease of access, while mature pine trees line the front of the property, creating privacy and a buffer from the road. Inside, the main level features a large family room anchored by a stone fireplace, with recently replaced windows throughout the home. Buyers will love views of a peaceful ravine and meandering creek—a hallmark of this elevated setting. Exterior doors off both the kitchen and great room invite easy indoor-outdoor living potential (no decks there yet!) for future outdoor living space that overlooks the trees and ravine beyond. The layout offers numerous reconfiguration possibilities, allowing future owners to tailor the space to their vision. And while some rooms are ready for a carpet refresh, new flooring has already been installed in the front living room and kitchen—halfway there! The lower level includes a partially started second full bathroom, ready for completion, and presents an excellent opportunity to finish additional living space--just perfect for a recreation room, home office, workshop or playroom. Whether you’re an INVESTOR, BUILDER, or BUYER looking to create something truly personal, this property offers land, location, and POSSIBILITY that has been increasingly hard to find. Opportunity awaits! Being sold as-is.

6. 2026-02-23
   listed $230,000 Active 1755-char remark

   Show marketing remark (1755 chars)

   Set on 3 scenic acres in top-rated West Geauga Schools, this raised ranch offers a rare opportunity to reimagine a property with exceptional natural surroundings and long-term potential. Nearly 1,400 square feet of single-level living sits above a walk-out lower level, creating a versatile footprint that adapts to your vision, whether through a thoughtful renovation, expanded living space, or a future build site. A circular driveway and attached two-car garage provide ease of access, while mature pine trees line the front of the property, creating privacy and a buffer from the road. Inside, the main level features a large family room anchored by a stone fireplace, with recently replaced windows throughout the home. Buyers will love views of a peaceful ravine and meandering creek—a hallmark of this elevated setting. Exterior doors off both the kitchen and great room invite easy indoor-outdoor living potential (no decks there yet!) for future outdoor living space that overlooks the trees and ravine beyond. The layout offers numerous reconfiguration possibilities, allowing future owners to tailor the space to their vision. And while some rooms are ready for a carpet refresh, new flooring has already been installed in the front living room and kitchen—halfway there! The lower level includes a partially started second full bathroom, ready for completion, and presents an excellent opportunity to finish additional living space--just perfect for a recreation room, home office, workshop or playroom. Whether you’re an INVESTOR, BUILDER, or BUYER looking to create something truly personal, this property offers land, location, and POSSIBILITY that has been increasingly hard to find. Opportunity awaits! Being sold as-is.

7. 1996-12-12
   soldstatus $127,500 101-char remark

   Show marketing remark (101 chars)

   Dandy House Nestled In A Gorgeous 3 Acre Setting Border Of West Geauga School District Circular Drive

8. 1996-12-10
   soldstatus $127,500
9. 1996-12-05
   historical 101-char remark

   Show marketing remark (101 chars)

   Dandy House Nestled In A Gorgeous 3 Acre Setting Border Of West Geauga School District Circular Drive

10. 1996-06-05
    listed $134,900 101-char remark

    Show marketing remark (101 chars)

    Dandy House Nestled In A Gorgeous 3 Acre Setting Border Of West Geauga School District Circular Drive

11. 1993-09-27
    soldstatus $113,000
12. 1993-09-24
    soldstatus $113,000
13. 1993-04-30
    listed $119,900

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $3,420 · $285/mo
• Expected delta: +$714/yr (+$59/mo · 26.4%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,079
• − Mortgage interest: −$14,844
• − Property taxes: −$2,707
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,366
• − Management: −$3,366
• − Depreciation: −$7,709
• Taxable income: $8,761
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $10,432/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: Chardon Local
• NCES district ID: 3904718
• Math proficiency: 78% ▼ -6.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $68,705
• Composite: 68.2/100
• National rank: #352
• State rank: #56 of 656 in OH

Livability — Chesterland

• Score: 84/100
• State rank: #58
• US rank: #835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Geauga · 90,510 people
• City population: 10,722
• Metro: Cleveland, OH
• Population (ZIP): 10,722
• Household income: $106,740
• Rent vs Own: 10.3% rent · 89.7% own
• Severe rent burden: 11.9

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Korean 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.61%
• Current HPI: 200.0173
• 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

+121.0% since first listed

13 events — show timeline

• 2026-04-26 Pending — MLSNOW
• 2026-04-01 Listed $265,000 MLSNOW
• 2026-03-26 Sold (Public Records) $201,000 Public Records
• 2026-03-25 Sold (MLS) $201,000 MLSNOW
• 2026-03-11 Pending — MLSNOW
• 2026-02-23 Listed $230,000 MLSNOW
• 1996-12-12 Sold (MLS) $127,500 MLSNOW
• 1996-12-10 Sold (Public Records) $127,500 Public Records
• 1996-12-05 Listing Removed — MLSNOW
• 1996-06-05 Listed $134,900 MLSNOW
• 1993-09-27 Sold (Public Records) $113,000 Public Records
• 1993-09-24 Sold (MLS) $113,000 MLSNOW
• 1993-04-30 Listed $119,900 MLSNOW

Property tax history

+3.4%/yr

Latest (2025): $2,707 · +3.2% YoY. Source: county tax records.