6815 Liberty Rd · Solon, OH 44139

$375,000

3 bd · 2.5 ba · 2,073 sqft · SingleFamily public records · 6 Days on market

Built 1978 1.20 ac lot $181/sqft · 15% below area Est $440k · 15% under

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Why this score? — see what drove the C- 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 +14.2/15.0
• Cash flow +12.1/30.0
• Schools +8.1/10.0
• Livability +4.5/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained split-level home in the desirable Solon community! Featuring 3 bedrooms and 2.5 bathrooms, this property offers a functional layout with generous living space and plenty of potential for a new owner to make it their own. Situated on a spacious 1.2-acre lot, there’s room to enjoy both indoor and outdoor living. Book a private showing today!!

Key facts

• Spacious lot
• Split-level home
• 1.2 acre lot

Tags

• SPLIT-LEVEL HOME
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Attached garage with direct access; 2 garage spaces; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Two-story detached property; Property attached (per records)
• Construction: Built per public records; Aluminum siding, brick, and vinyl siding exterior; Asphalt shingle roof
• Exterior features: Public sewer; Public water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Partially finished basement with sump pump; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (15.3% below list).
• Recommended offer: $318k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.3% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $11k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $12k; list at $375k implies a 2900% gain — meaningful room to come down on a strong offer.

Recommended offer $317,716 (15.3% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $440,456
• List price: $375,000
• Delta: -14.86%
• 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
7005 Liberty Rd	0.41mi	3/2.0	1,804 (-13%)	10mo	$370,000	$205	49
6468 Huntington Dr	0.74mi	3/2.0	1,784 (-14%)	23mo	$355,000	$199	21

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-65,919
• Equity at exit: $55,914

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-63,903
• Equity at exit: $32,423

Cash invested: $105,000 (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 44139

• Active inventory: 101
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,177 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$469 /mo · $5,626/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-82

Break-even live

Break-even rent $3,281

Max offer price $360,575

Occupancy floor 98%

Sensitivity live

Price	-10% $131	-5% $24	+0% $-82	+5% $-188	+10% $-294
Rent	-10% $-333	-5% $-207	+0% $-82	+5% $44	+10% $169
Rate	-1.0pp $107	-0.5pp $14	base $-82	+0.5pp $-179	+1.0pp $-278

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34500 Brookmeade Pl Solon, OH	1.0–3.0	1.0–2.5	1378	$3,640	$2.64	2d	13	0.85mi
6569 Brookland Ave Solon, OH	3.0	2.0	1832	$2,450	$1.34	4d	1	1.09mi

Listing history 4 events

1. 2026-05-12
   status Pending 380-char remark
2. 2026-05-07
   status Active 380-char remark
3. 2026-04-23
   listed $375,000 Active 380-char remark
4. 1978-02-01
   soldstatus $12,500

ⓘ 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: $5,626 · $469/mo
• Projected year-2 tax: $5,738 · $478/mo
• Expected delta: +$112/yr (+$9/mo · 2.0%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,126
• − Mortgage interest: −$21,006
• − Property taxes: −$5,626
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,050
• − Management: −$3,050
• − Depreciation: −$10,909
• Taxable loss: −$7,390
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $794/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

+2900.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — MLSNOW
• 2026-05-07 Relisted — MLSNOW
• 2026-04-23 Listed $375,000 MLSNOW
• 1978-02-01 Sold (Public Records) $12,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,626 · -0.3% YoY. Source: county tax records.