6638 Rochelle Blvd · Parma Heights, OH 44130

$149,900

3 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 4 Days on market

Built 1959 6,969 sqft lot Est $270k · 45% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHECK OUT THE MAJOR UPDATES ( all approx. ages) : roof - 2 years / Furnace - 3 yrs / central air - 3 years / water tank - 5 yrs / siding - 5 yrs / windows - 8 yrs / LVT flooring added in living room and dining room / some updating in kitchen and bathroom !!! enclosed back porch - open front porch * * nice sized utility room ( washer and dryer remain) * * attached garage with access to utility room * * price reflects the needed decorating updates in some rooms - but with most of the big ticket items " newer " - that is the FUN part of home ownership - seller is the guardian / attorney so might take a day or so for a response - thank you

Key facts

• Roof 2 years
• Central air 3 years
• Windows 8 years

Tags

• ROOF 2 YEARS
• FURNACE 3 YEARS
• CENTRAL AIR 3 YEARS
• WATER TANK 5 YEARS
• SIDING 5 YEARS
• WINDOWS 8 YEARS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.8% vs local median 5.2% in Parma Heights — 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 72/100 on livability (#362 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities D-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 154 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 31% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $128k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1959 — 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 B-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: 1.22% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $270,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6618 Newbury Ln	0.11mi	4/1.5 (+1)	1,526 (+0%)	3mo	$272,500	$179	85
6630 York Rd	0.45mi	3/2.0	1,525 (+0%)	7mo	$230,000	$151	68
6430 Olde York Rd	0.60mi	3/2.0	1,519 (+0%)	1mo	$330,000	$217	68
6879 Orchard Blvd	0.50mi	3/1.0	1,628 (+7%)	1mo	$190,000	$117	63
6845 Commonwealth Blvd	0.40mi	3/2.0	1,354 (-11%)	3mo	$241,500	$178	57
6794 York Rd	0.53mi	3/2.0	1,417 (-7%)	5mo	$238,500	$168	56
6775 Oakwood Rd	0.61mi	3/1.0	1,393 (-8%)	3mo	$225,000	$162	55
6595 York Rd	0.51mi	4/1.5 (+1)	1,350 (-11%)	0mo	$220,000	$163	51
6883 Orchard Blvd	0.50mi	3/2.0	1,336 (-12%)	3mo	$207,000	$155	50
10701 Barrington Blvd	0.53mi	3/2.0	1,291 (-15%)	3mo	$243,000	$188	44
11533 Meadowbrook Dr	0.66mi	3/2.0	1,675 (+10%)	6mo	$301,500	$180	42
6802 Brandywine Rd	0.75mi	3/1.5	1,353 (-11%)	3mo	$289,000	$214	42

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,553
• Equity at exit: $22,351

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $20,096
• Equity at exit: $12,961

Cash invested: $41,972 (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 44130

• Rents YoY: 2.7%
• Active inventory: 154
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$786
• Tax from tax record: −$278 /mo · $3,335/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $318

Break-even live

Break-even rent $1,426

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $402	-5% $360	+0% $318	+5% $275	+10% $233
Rent	-10% $173	-5% $245	+0% $318	+5% $390	+10% $462
Rate	-1.0pp $393	-0.5pp $356	base $318	+0.5pp $279	+1.0pp $239

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6771 Greenleaf Ave Unit 1496046P Parma Heights, OH	3.0	2.0	1323	$4,874	$3.68	2d	1	0.48mi
6500 Beverly Dr Cleveland, OH	3.0	1.5	1341	$2,300	$1.72	24d	1	0.48mi
6260 Pearl Rd Cleveland, OH	1.0–2.0	1.0–2.0	950	$1,465	$1.54	2d	17	0.68mi
6558 Lawnwood Ave Cleveland, OH	3.0	2.0	1331	$2,100	$1.58	2d	1	0.76mi
6987 Greenleaf Ave Cleveland, OH	4.0	1.0	1250	$2,100	$1.68	2d	1	0.77mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	2d	1	0.77mi
7046 Greenleaf Ave Cleveland, OH	3.0	1.0	1200	$1,950	$1.62	44d	1	0.87mi
10055 Concord Ct Cleveland, OH	3.0	2.0	2110	$2,300	$1.09	21d	1	0.90mi
7048 Oakwood Rd Cleveland, OH	3.0	1.0	1053	$1,900	$1.80	11d	1	0.95mi
6128 Stumph Rd Cleveland, OH	2.0	2.0	1075	$1,832	$1.70	2d	8	0.98mi
7072 Oakwood Rd Cleveland, OH	3.0	1.0	1053	$1,800	$1.71	2d	1	0.99mi
6040 Stumph Rd Cleveland, OH	2.0–3.0	1.0–1.5	981	$1,140	$1.16	44d	1	1.06mi
9235 N Church Dr Cleveland, OH	1.0–3.0	1.0–2.0	814	$1,540	$1.89	3d	63	1.09mi
7085 W 130th St Cleveland, OH	2.0	2.0	1150	$1,440	$1.25	2d	7	1.11mi
11540 Apache Dr Parma Heights, OH	2.0–3.0	1.0–2.0	1232	$2,040	$1.66	2d	23	1.13mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$2,000	$1.90	24d	1	1.18mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$1,850	$1.76	5d	1	1.18mi
5930 Stumph Rd Cleveland, OH	1.0–2.0	1.0–2.0	905	$1,470	$1.62	2d	9	1.29mi
8310 Salisbury Dr Cleveland, OH	3.0	2.0	1088	$1,950	$1.79	8d	1	1.38mi
6236 Westminster Dr Cleveland, OH	3.0	1.0	1131	$1,700	$1.50	15d	1	1.50mi

Listing history 5 events

1. 2026-06-21
   statusdays on market $149,900 Pending 4 DOM
2. 2026-06-18
   days on market $149,900 Active 3 DOM
3. 2026-06-17
   days on market $149,900 Active 2 DOM
4. 2026-06-16
   remarks 653-char remark
5. 2026-06-16
   listed $149,900 Active 1 DOM

ⓘ 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: $3,335 · $278/mo
• Projected year-2 tax: $3,335 · $278/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 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $21,934
• − Mortgage interest: −$8,397
• − Property taxes: −$3,335
• − Insurance: −$750
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,361
• Taxable income: $1,583
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,430/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma Heights

• Score: 72/100
• State rank: #362
• US rank: #5875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 49,679
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• 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

+28.1% since first listed

3 events — show timeline

• 2026-06-15 Listed $149,900 MLSNOW
• 2007-09-28 Sold (Public Records) $128,000 Public Records
• 2004-07-13 Sold (Public Records) $117,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,335 · -6.1% YoY. Source: county tax records.