Vista Plan · Strongsville, OH 44028

$352,990

2 bd · 2.0 ba · 1,501 sqft · SingleFamily · 183 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Cash flow +5.0/30.0
• Condition / age +4.8/5.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entertain with ease in the Vista new home design with open gathering room, café, and kitchen. The large island and ample counterspace are a chef's dream while the cabinet space is plentiful. Enjoy coffee in the optional sunroom which offers a ton of natural light. Add a second story to your new home, complete with a loft, bedroom and bath to accommodate out of town guests and grandkids.

Key facts

• Second story
• Loft
• Natural light

Tags

• OPEN GATHERING ROOM
• AMPLE COUNTERSPACE
• OPTIONAL SUNROOM
• NATURAL LIGHT
• SECOND STORY
• LOFT

🏗️ New construction. The $352,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $425,949.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $353k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (30.6% below list).
• Recommended offer: $245k (30.6% below list) — sets the bar for 1% rule.

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.
• Columbia Local (rural): math 55% / reading 71% proficiency, ranked #211 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 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).
• This rent runs 34% of the median local income ($87k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($311k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,000 (30.6% 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 183 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.58% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.14%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $425,949
• List price: $352,990
• Delta: -17.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15386 S Boone Rd	0.71mi	3/2.0 (+1)	1,654 (+10%)	3mo	$415,000	$251	42
14434 S Marks Rd	0.51mi	3/1.5 (+1)	1,319 (-12%)	23mo	$230,000	$174	30

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: -34.6%
• Equity multiple: -0.12×
• Total profit: $-133,194
• Equity at exit: $63,510

10-year hold

• IRR: -44.5%
• Equity multiple: -0.66×
• Total profit: $-198,512
• Equity at exit: $36,828

Cash invested: $119,266 (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 44028

• Home prices YoY: -29.7%
• Active inventory: 94
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$2,234
• Tax est. 1.5%: −$532 /mo · $6,389/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-1,008

Break-even live

Break-even rent $3,726

Max offer price $280,070

Occupancy floor —

Sensitivity live

Price	-10% $-714	-5% $-861	+0% $-1,008	+5% $-1,155	+10% $-1,303
Rent	-10% $-1,202	-5% $-1,105	+0% $-1,008	+5% $-911	+10% $-815
Rate	-1.0pp $-794	-0.5pp $-900	base $-1,008	+0.5pp $-1,119	+1.0pp $-1,231

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: $106,487
• Closing costs: $12,778
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21600 Royalton Rd Strongsville, OH	2.0–3.0	2.0	1287	$2,450	$1.90	2d	1	1.24mi

Listing history 17 events

1. 2026-06-21
   days on market $352,990 Active 183 DOM
2. 2026-06-18
   days on market $352,990 Active 181 DOM
3. 2026-06-17
   days on market $352,990 Active 180 DOM
4. 2026-06-16
   days on market $352,990 Active 179 DOM
5. 2026-06-15
   days on market $352,990 Active 178 DOM
6. 2026-06-13
   days on market $352,990 Active 176 DOM
7. 2026-06-12
   days on market $352,990 Active 175 DOM
8. 2026-06-09
   days on market $352,990 Active 172 DOM
9. 2026-06-08
   days on market $352,990 Active 171 DOM
10. 2026-06-08
    days on market $352,990 Active 170 DOM
11. 2026-06-05
    days on market $352,990 Active 168 DOM
12. 2026-06-04
    days on market $352,990 Active 166 DOM
13. 2026-06-02
    days on market $352,990 Active 165 DOM
14. 2026-06-01
    days on market $352,990 Active 164 DOM
15. 2026-05-31
    days on market $352,990 Active 163 DOM
16. 2026-05-13
    price $352,990 396-char remark

    Show marketing remark (396 chars)

    Entertain with ease in the Vista new home design with open gathering room, café, and kitchen. The large island and ample counterspace are a chef's dream while the cabinet space is plentiful. Enjoy coffee in the optional sunroom which offers a ton of natural light. Add a second story to your new home, complete with a loft, bedroom and bath to accommodate out of town guests and grandkids.

17. 2025-12-20
    listed $347,990 Active 396-char remark

    Show marketing remark (396 chars)

    Entertain with ease in the Vista new home design with open gathering room, café, and kitchen. The large island and ample counterspace are a chef's dream while the cabinet space is plentiful. Enjoy coffee in the optional sunroom which offers a ton of natural light. Add a second story to your new home, complete with a loft, bedroom and bath to accommodate out of town guests and grandkids.

ⓘ 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: $29,400
• − Mortgage interest: −$23,860
• − Property taxes: −$6,389
• − Insurance: −$2,130
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$12,391
• Taxable loss: −$20,074
• Est. tax savings @ 24.0%: +$4,818
• After-tax cash flow: $-7,280/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior and interior. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

ⓘ 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)

• District: Columbia Local
• NCES district ID: 3904814
• Math proficiency: 55% ▼ -22.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $68,862
• Composite: 55.31/100
• National rank: #1261
• State rank: #211 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

• County: Lorain · 305,041 people
• City population: 46,110
• Metro: Cleveland, OH
• Population (ZIP): 9,313
• Household income: $86,991
• Rent vs Own: 8.9% rent · 91.1% own

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Italian 1% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Arabic 1% Russian/Polish/Slavic 1% Spanish 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: ▼ -94.16%
• Current HPI: 223.2008
• 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

+1.4% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $352,990 Zillow
• 2025-12-20 Listed $347,990 Zillow