23804 Blackburn Rd · Oakwood, OH 44146

$99,000

3 bd · 1.0 ba · 1,590 sqft · SingleFamily public records · 28 Days on market

Built 1943 8,842 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This property presents an excellent BRRRR opportunity for seasoned investors looking to unlock strong upside potential! Featuring 3 bedrooms and 1 bathroom, the home offers a spacious layout with generously sized living areas, a functional kitchen, and vaulted ceilings that add character and an open feel throughout the main living space. A 2-car attached garage adds both convenience and additional value for future tenants or owner-occupants. The exterior features durable vinyl siding and solid curb appeal, while the interior offers the perfect canvas for investors ready to renovate and restore the property to its full potential. Vacant at closing, this home provides immediate access for reh

Key facts

• Functional kitchen
• Solid curb appeal
• Accessible location

Tags

• SPACIOUS LAYOUT
• FUNCTIONAL KITCHEN
• VAULTED CEILINGS
• DURABLE VINYL SIDING
• SOLID CURB APPEAL
• ACCESSIBLE LOCATION

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Driveway
• Utilities: Public sewer; Private water supply
• Home design: Two-story home; Above-grade finished area approximately 1,590
• Construction: Frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Front porch

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 1.9% in Oakwood — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bedford City (suburban): math 19% / reading 32% proficiency, ranked #597 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.8%/yr); 105 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $208,290
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24455 Tryon Rd	0.32mi	3/2.0	1,428 (-10%)	6mo	$187,000	$131	58
6705 Tupelo Dr	0.59mi	3/1.5	1,540 (-3%)	11mo	$247,500	$161	56
6694 Balsam Dr	0.62mi	3/2.0	1,540 (-3%)	8mo	$229,500	$149	56
6735 Basswood Dr	0.45mi	3/1.5	1,440 (-9%)	8mo	$185,000	$128	55
191 Henry St	0.71mi	3/1.0	1,574 (-1%)	13mo	$155,000	$98	54
7472 Painter Rd	0.74mi	3/2.0	1,560 (-2%)	8mo	$207,000	$133	52
6562 Pau Pau Ct	0.66mi	4/2.0 (+1)	1,584 (-0%)	9mo	$260,000	$164	52
6604 Basswood Dr	0.62mi	3/1.5	1,376 (-14%)	7mo	$215,000	$156	41
6662 Deer Ct	0.73mi	3/1.5	1,476 (-7%)	20mo	$167,000	$113	35
7349 Wright Ave	0.69mi	4/1.5 (+1)	1,352 (-15%)	5mo	$50,000	$37	31
6699 Deer Ct	0.72mi	3/1.5	1,372 (-14%)	16mo	$143,000	$104	28

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 · 5.83% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.83×
• Total profit: $22,904
• Equity at exit: $14,761

10-year hold

• IRR: 29.8%
• Equity multiple: 4.04×
• Total profit: $84,321
• Equity at exit: $8,560

Cash invested: $27,720 (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 44146

• Rents YoY: 5.8%
• Active inventory: 105
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $538

Break-even live

Break-even rent $894

Max offer price $99,000

Occupancy floor 61%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7287 Wright Ave Bedford, OH	3.0	1.0	1752	$1,795	$1.02	43d	1	0.64mi
6699 Deer Ct Bedford, OH	3.0	1.5	1372	$1,800	$1.31	1d	1	0.71mi
330 Paul St Bedford, OH	3.0	2.0	1891	$1,600	$0.85	10d	1	0.74mi
153 Henry St Bedford, OH	2.0	1.5	1176	$1,350	$1.15	10d	1	0.75mi

Listing history 29 events

1. 2026-06-18
   days on market $99,000 Active 28 DOM
2. 2026-06-17
   days on market $99,000 Active 27 DOM
3. 2026-06-16
   days on market $99,000 Active 26 DOM
4. 2026-06-15
   days on market $99,000 Active 25 DOM
5. 2026-06-13
   pricedays on market $99,000 Active 23 DOM
6. 2026-06-09
   days on market $120,000 Active 19 DOM
7. 2026-06-08
   days on market $120,000 Active 18 DOM
8. 2026-06-07
   days on market $120,000 Active 17 DOM
9. 2026-06-05
   days on market $120,000 Active 14 DOM
10. 2026-06-03
    days on market $120,000 Active 13 DOM
11. 2026-06-02
    days on market $120,000 Active 12 DOM
12. 2026-06-01
    days on market $120,000 Active 11 DOM
13. 2026-05-31
    days on market $120,000 Active 10 DOM
14. 2026-05-21
    listed $120,000 Active
15. 2025-05-20
    soldstatus $110,000
16. 2025-01-30
    soldstatus $70,000
17. 2022-04-07
    historical
18. 2022-03-31
    historical Contingent
19. 2022-03-21
    listed $109,900 Active
20. 2018-07-12
    historical
21. 2018-01-11
    price $69,900
22. 2017-07-13
    listed $79,900 Active
23. 2007-05-24
    soldstatus $25,000
24. 2007-05-18
    soldstatus $25,000
25. 2007-02-09
    listed $27,900
26. 2007-02-02
    historical
27. 2007-01-03
    listed $42,500
28. 2006-12-25
    historical
29. 2006-10-23
    listed $49,900

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,751 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥94°F today · 17 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: $18,908
• − Mortgage interest: −$5,546
• − Property taxes: −$1,751
• − Insurance: −$495
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$2,880
• Taxable income: $5,211
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $5,211/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: Bedford City
• NCES district ID: 3910017
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $42,353
• Composite: 21.69/100
• National rank: #8273
• State rank: #597 of 656 in OH

Livability — Oakwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oakwood, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,301
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,349
• Household income: $54,925
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1314.0

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 Black (59%)
• Race & ethnicity: Black 59% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 1% Armenian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -114.08%
• Current HPI: 172.9421
• Rent YoY: ▲ 5.83%
• 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

+140.5% since first listed

16 events — show timeline

• 2026-05-21 Listed $120,000 MLSNOW
• 2025-05-20 Sold (Public Records) $110,000 Public Records
• 2025-01-30 Sold (Public Records) $70,000 Public Records
• 2022-04-07 Listing Removed — MLSNOW
• 2022-03-31 Contingent — MLSNOW
• 2022-03-21 Listed $109,900 MLSNOW
• 2018-07-12 Listing Removed — MLSNOW
• 2018-01-11 Price Changed $69,900 MLSNOW
• 2017-07-13 Listed $79,900 MLSNOW
• 2007-05-24 Sold (Public Records) $25,000 Public Records
• 2007-05-18 Sold (MLS) $25,000 MLSNOW
• 2007-02-09 Listed $27,900 MLSNOW
• 2007-02-02 Listing Removed — MLSNOW
• 2007-01-03 Listed $42,500 MLSNOW
• 2006-12-25 Listing Removed — MLSNOW
• 2006-10-23 Listed $49,900 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $1,751 · +1.6% YoY. Source: county tax records.