1093 E Schaaf Rd · Brooklyn Heights, OH 44131

$159,500

2 bd · 1.5 ba · 1,253 sqft · SingleFamily public records · 71 Days on market

Built 1952 6,398 sqft lot $127/sqft · 49% below area Est $314k · 49% 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).

• Cash flow +17.4/30.0
• ARV discount +15.0/15.0
• Schools +6.2/10.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a handyman ! Cozy Ranch overlooking tons of trees and West Creek * 2 Bedrooms and 1-1/2 Baths * Living Room with a fireplace * Family Room has a door to access the backyard * 1/2 Bath off the Family Room * 2 Bedrooms * Full Bath close to the Bedrooms * Basement has separate laundry area * Extra large 1 car garage with opener * Vinyl siding * Newer washer & dryer remain * Newer HWT (2024) * Newer gas line * Buyer to assume all POS violations * With updating, this home can be great again !

Key facts

• Vinyl siding
• Fireplace
• 6,398 sq ft lot

Tags

• OVERLOOKING TONS OF TREES
• FIREPLACE
• DOOR TO ACCESS BACKYARD
• SEPARATE LAUNDRY AREA
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#287 in OH, #4,744 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, schools D-, amenities F.
• Cuyahoga Heights Local (suburban): math 67% / reading 74% proficiency, ranked #126 of 656 in OH (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 71 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $160k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (median comp): $313,829
• List price: $159,500
• Delta: -49.18%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 E Schaaf Rd	0.44mi	3/1.5 (+1)	1,346 (+7%)	16mo	$236,000	$175	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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-18,158
• Equity at exit: $23,782

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-5,762
• Equity at exit: $13,791

Cash invested: $44,660 (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 44131

• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $120

Break-even live

Break-even rent $1,457

Max offer price $159,500

Occupancy floor 88%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	7d	1	1.04mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	43d	1	1.18mi

Listing history 4 events

1. 2026-05-12
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Great opportunity for a handyman ! Cozy Ranch overlooking tons of trees and West Creek * 2 Bedrooms and 1-1/2 Baths * Living Room with a fireplace * Family Room has a door to access the backyard * 1/2 Bath off the Family Room * 2 Bedrooms * Full Bath close to the Bedrooms * Basement has separate laundry area * Extra large 1 car garage with opener * Vinyl siding * Newer washer & dryer remain * Newer HWT (2024) * Newer gas line * Buyer to assume all POS violations * With updating, this home can be great again !

2. 2026-04-09
   price $159,500 550-char remark

   Show marketing remark (550 chars)

   Great opportunity for a handyman ! Cozy Ranch overlooking tons of trees and West Creek * 2 Bedrooms and 1-1/2 Baths * Living Room with a fireplace * Family Room has a door to access the backyard * 1/2 Bath off the Family Room * 2 Bedrooms * Full Bath close to the Bedrooms * Basement has separate laundry area * Extra large 1 car garage with opener * Vinyl siding * Newer washer & dryer remain * Newer HWT (2024) * Newer gas line * Buyer to assume all POS violations * With updating, this home can be great again !

3. 2026-03-02
   listed $179,500 Active 550-char remark

   Show marketing remark (550 chars)

   Great opportunity for a handyman ! Cozy Ranch overlooking tons of trees and West Creek * 2 Bedrooms and 1-1/2 Baths * Living Room with a fireplace * Family Room has a door to access the backyard * 1/2 Bath off the Family Room * 2 Bedrooms * Full Bath close to the Bedrooms * Basement has separate laundry area * Extra large 1 car garage with opener * Vinyl siding * Newer washer & dryer remain * Newer HWT (2024) * Newer gas line * Buyer to assume all POS violations * With updating, this home can be great again !

4. 1993-11-15
   soldstatus $27,500

ⓘ 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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 ≥97°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: $19,302
• − Mortgage interest: −$8,934
• − Property taxes: −$2,975
• − Insurance: −$798
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,640
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,710/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: Cuyahoga Heights Local
• NCES district ID: 3904655
• Math proficiency: 67% ▼ -21.00%
• Reading proficiency: 74% ▼ -11.00%
• Median HH income: $68,886
• Composite: 61.57/100
• National rank: #750
• State rank: #126 of 656 in OH

Livability — Brooklyn Heights

• Score: 74/100
• State rank: #287
• US rank: #4744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Heights, OH
• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 20,619
• Household income: $98,838
• Rent vs Own: 5.0% rent · 95.0% own
• Severe rent burden: 4.9

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 3% Black 1%
• Common ancestry: Romanian 22% Scandinavian 2% Subsaharan African 2%
• Foreign-born: 7% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -183.43%
• Current HPI: 180.4702
• 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

+480.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — MLSNOW
• 2026-04-09 Price Changed $159,500 MLSNOW
• 2026-03-02 Listed $179,500 MLSNOW
• 1993-11-15 Sold (Public Records) $27,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,975 · +18.5% YoY. Source: county tax records.