233 Baldwin Dr · Berea, OH 44017

$250,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 3 Days on market

Built 1955 7,501 sqft lot $153/sqft · at area comps Est $242k · at est.

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +6.0/15.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow!!! Not A Drive By! Lrg Addition On Home. Tastefully Done, Lg Open Kitchen. Well Care For, Deck Off Family Room, All Appliances Stay, Wood Stove!!

Key facts

• Quiet street
• Covered patio
• Landscaped yard

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH
• COVERED PATIO
• LANDSCAPED YARD
• QUIET STREET

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Central air conditioning (electric); Forced-air gas heating
• Home design: Two-story home; Slab foundation
• Construction: Wood siding; Asphalt roof; Built per public records
• Exterior features: Covered patio; Shed(s); Wood backyard fence

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Interior features: Ceiling fans; Chandelier
• Laundry & utility: Washer and dryer included; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $54 ($654/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.7% below list).
• Recommended offer: $226k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Berea — 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 80/100 on livability (#136 in OH, #1,955 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grindstone Elementary School (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 642 students, 27% FRL); Berea-Midpark Middle School (math 43% / reading 52%, grade C-, #444 of 654 statewide, top 69%, 1,556 students, 0% FRL); Berea-Midpark High School (math 28% / reading 60%, grade F, #489 of 781 statewide, top 63%, 1,850 students, 29% FRL).
• Market conditions: 61 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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 $135k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $225,702 (9.7% 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. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $241,678
• List price: $250,000
• Delta: 3.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Meadow Cir	0.23mi	4/2.0	1,600 (-2%)	6mo	$250,000	$156	81
147 Best Dr	0.20mi	4/1.5	1,737 (+6%)	4mo	$272,000	$157	74
516 Fair St	0.22mi	3/2.0 (-1)	1,520 (-7%)	3mo	$285,026	$188	71
517 Wyleswood Dr	0.58mi	3/2.0 (-1)	1,630 (-0%)	7mo	$399,990	$245	62
549 Wyleswood Dr	0.64mi	3/2.0 (-1)	1,630 (-0%)	4mo	$419,000	$257	62
23155 Wainwright Ter	0.59mi	3/2.5 (-1)	1,595 (-2%)	1mo	$251,000	$157	61
380 Adrian Dr	0.41mi	3/1.0 (-1)	1,528 (-6%)	2mo	$180,000	$118	60
214 Race St	0.34mi	3/2.5 (-1)	1,763 (+8%)	7mo	$240,000	$136	58
257 Beeler Dr	0.71mi	4/1.5	1,728 (+6%)	1mo	$215,000	$124	55
104 Whitehall Dr	0.44mi	3/2.0 (-1)	1,445 (-12%)	6mo	$205,000	$142	50
243 Jananna Dr	0.29mi	3/1.5 (-1)	1,402 (-14%)	7mo	$235,000	$168	50
209 Gibson St	0.74mi	3/1.5 (-1)	1,564 (-4%)	3mo	$187,000	$120	49

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-37,007
• Equity at exit: $37,276

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-27,617
• Equity at exit: $21,615

Cash invested: $70,000 (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 44017

• Active inventory: 61
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$313 /mo · $3,761/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $54

Break-even live

Break-even rent $2,188

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $196	-5% $125	+0% $54	+5% $-16	+10% $-87
Rent	-10% $-124	-5% $-35	+0% $54	+5% $144	+10% $233
Rate	-1.0pp $180	-0.5pp $118	base $54	+0.5pp $-10	+1.0pp $-76

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Edgewood Dr Berea, OH	3.0	1.0	1284	$1,800	$1.40	3d	1	0.56mi
9745 Douglas Ln Olmsted Falls, OH	1.0–3.0	1.0	1000	$1,686	$1.69	3d	2	0.64mi
670 Prospect Rd Berea, OH	1.0–3.0	1.0	852	$1,686	$1.98	3d	16	0.67mi
480 Haverhill Cir Berea, OH	3.0	2.0	1864	$1,945	$1.04	3d	1	0.86mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	9d	1	0.92mi
55 Barrett Rd Berea, OH	3.0	1.0–2.0	798	$1,445	$1.81	12d	1	1.18mi
22410 Rock Creek Cir Strongsville, OH	3.0	2.0	2103	$2,400	$1.14	3d	1	1.33mi

Listing history 13 events

1. 2026-05-18
   status Pending 1052-char remark
2. 2026-05-15
   listed $250,000 Active 1052-char remark
3. 2005-06-24
   soldstatus $135,000 149-char remark

   Show marketing remark (149 chars)

   Wow!!! Not A Drive By! Lrg Addition On Home. Tastefully Done, Lg Open Kitchen. Well Care For, Deck Off Family Room, All Appliances Stay, Wood Stove!!

4. 2005-06-24
   soldstatus $135,000

   Show marketing remark (149 chars)

   Wow!!! Not A Drive By! Lrg Addition On Home. Tastefully Done, Lg Open Kitchen. Well Care For, Deck Off Family Room, All Appliances Stay, Wood Stove!!

5. 2005-05-19
   historical 149-char remark

   Show marketing remark (149 chars)

   Wow!!! Not A Drive By! Lrg Addition On Home. Tastefully Done, Lg Open Kitchen. Well Care For, Deck Off Family Room, All Appliances Stay, Wood Stove!!

6. 2004-11-11
   listed $139,000 149-char remark

   Show marketing remark (149 chars)

   Wow!!! Not A Drive By! Lrg Addition On Home. Tastefully Done, Lg Open Kitchen. Well Care For, Deck Off Family Room, All Appliances Stay, Wood Stove!!

7. 1997-10-24
   soldstatus $108,000
8. 1994-07-20
   soldstatus $82,000
9. 1994-07-19
   soldstatus $82,000

   Show marketing remark (155 chars)

   4 Bdrms:2up & 2down * Family Room Adjacent To Kitchen * Note Sq Ft * Enormous Potential * Needs Interior Addressing * Woodburning Stove In Family Room

10. 1994-05-22
    listed $84,500

    Show marketing remark (155 chars)

    4 Bdrms:2up & 2down * Family Room Adjacent To Kitchen * Note Sq Ft * Enormous Potential * Needs Interior Addressing * Woodburning Stove In Family Room

11. 1978-06-01
    soldstatus $46,000
12. 1977-10-01
    soldstatus $43,300
13. 1977-10-01
    soldstatus $43,300

ⓘ 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: $3,761 · $313/mo
• Projected year-2 tax: $3,830 · $319/mo
• Expected delta: +$70/yr (+$6/mo · 1.9%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,084
• − Mortgage interest: −$14,004
• − Property taxes: −$3,761
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$7,273
• Taxable loss: −$3,536
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,502/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Berea

• Score: 80/100
• State rank: #136
• US rank: #1955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berea, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,279
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,279
• Household income: $75,231
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 356.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 0%

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: ▼ -139.89%
• Current HPI: 208.8113
• Rent YoY: —
• 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

+477.4% since first listed

13 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-15 Listed $250,000 MLSNOW
• 2005-06-24 Sold (Public Records) $135,000 Public Records
• 2005-06-24 Sold (MLS) $135,000 MLSNOW
• 2005-05-19 Listing Removed — MLSNOW
• 2004-11-11 Listed $139,000 MLSNOW
• 1997-10-24 Sold (Public Records) $108,000 Public Records
• 1994-07-20 Sold (Public Records) $82,000 Public Records
• 1994-07-19 Sold (MLS) $82,000 MLSNOW
• 1994-05-22 Listed $84,500 MLSNOW
• 1978-06-01 Sold (Public Records) $46,000 Public Records
• 1977-10-01 Sold (Public Records) $43,300 Public Records
• 1977-10-01 Sold (Public Records) $43,300 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,761 · -0.0% YoY. Source: county tax records.