11530 Blackberry Ln · Kirtland, OH 44026

$484,900

3 bd · 3.0 ba · 2,324 sqft · SingleFamily public records · 4 Days on market

Built 1988 5.13 ac lot $209/sqft · 5% below area Est $511k · 5% under

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Why this score? — see what drove the F 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 +9.8/15.0
• Schools +7.4/10.0
• Cash flow +6.3/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a scenic, wooded setting in desirable Chesterland, this one-owner Amish built ranch offers the rare combination of privacy, space, and exceptional craftsmanship. Surrounded by mature trees, lush landscaping, and serene natural beauty, this custom-built 4-bedroom, 3 full bath home has been lovingly maintained throughout the years. Inside, you’ll find over 2,300 square feet of thoughtfully designed first-floor living featuring vaulted ceilings, expansive windows, and spacious rooms filled with natural light. The heart of the home is the large kitchen with abundant custom cabinetry, skylight, and open sight-lines to the dining area and impressive living room anchored by a

Key facts

• Expansive windows
• Large kitchen
• First floor living

Tags

• EXCEPTIONAL CRAFTSMANSHIP
• CUSTOM BUILT
• FIRST FLOOR LIVING
• VAULTED CEILINGS
• EXPANSIVE WINDOWS
• LARGE KITCHEN

Property features AI

Exterior

• Parking: Attached 3-car garage; Driveway parking
• Utilities: Private well water; Septic tank
• Home design: Single-story home; Brick and vinyl siding exterior; Asphalt fiberglass roof; Above-grade finished area approximately 2,324
• Construction: Built (year per public records); Brick and vinyl siding construction; Asphalt/fiberglass roof; Full foundation
• Exterior features: 5.13-acre lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Full unfinished basement; Wood-burning fireplace in the living room; 8 total rooms
• Laundry & utility: Main-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-860 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (35.8% below list).
• Recommended offer: $312k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.2% in Kirtland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#109 in OH, #1,647 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• West Geauga Local (rural): math 83% / reading 86% proficiency, ranked #28 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Robert C Lindsey Elementary School (math 92% / reading 88%, grade A+, #19 of 1,584 statewide, top 1%, 461 students, 10% FRL); West Geauga Middle School (math 80% / reading 82%, grade A+, #38 of 654 statewide, top 6%, 491 students, 10% FRL); West Geauga High School (math 67% / reading 92%, grade A-, #35 of 781 statewide, top 6%, 693 students, 8% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Geauga County population projected to shrink 7% 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.

Recommended offer $311,513 (35.8% 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. 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: 0.64% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 13.0

CMA / ARV

• ARV (median comp): $511,059
• List price: $484,900
• Delta: -5.12%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11530 Blackberry Ln	0.00mi	4/3.0 (+1)	2,324 (0%)	1mo	$508,000	$219	94
11545 Blackberry Ln	0.06mi	4/3.5 (+1)	2,232 (-4%)	11mo	$555,000	$249	74
9025 Mulberry Rd	0.11mi	4/2.5 (+1)	2,120 (-9%)	13mo	$409,900	$193	62

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: -29.6%
• Equity multiple: 0.02×
• Total profit: $-133,336
• Equity at exit: $72,300

10-year hold

• IRR: -30.4%
• Equity multiple: -0.37×
• Total profit: $-186,541
• Equity at exit: $41,925

Cash invested: $135,772 (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 44026

• Active inventory: 34
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,115 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$576 /mo · $6,916/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-860

Break-even live

Break-even rent $4,204

Max offer price $332,933

Occupancy floor —

Sensitivity live

Price	-10% $-586	-5% $-723	+0% $-860	+5% $-997	+10% $-1,135
Rent	-10% $-1,106	-5% $-983	+0% $-860	+5% $-737	+10% $-614
Rate	-1.0pp $-616	-0.5pp $-737	base $-860	+0.5pp $-986	+1.0pp $-1,114

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: $121,225
• Closing costs: $14,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending 1658-char remark
2. 2026-05-14
   listed $484,900 Active 1658-char remark
3. 1986-11-24
   soldstatus $32,000

ⓘ 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: $6,916 · $576/mo
• Projected year-2 tax: $7,240 · $603/mo
• Expected delta: +$324/yr (+$27/mo · 4.7%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,382
• − Mortgage interest: −$27,162
• − Property taxes: −$6,916
• − Insurance: −$2,424
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$14,106
• Taxable loss: −$19,208
• Est. tax savings @ 24.0%: +$4,610
• After-tax cash flow: $-5,713/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: West Geauga Local
• NCES district ID: 3904722
• Math proficiency: 83% ▼ -3.00%
• Reading proficiency: 86% ▲ 1.00%
• Median HH income: $76,759
• Composite: 73.94/100
• National rank: #166
• State rank: #28 of 656 in OH

Livability — Kirtland

• Score: 80/100
• State rank: #109
• US rank: #1647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 10,722
• Household income: $106,740
• Rent vs Own: 10.3% rent · 89.7% own
• Severe rent burden: 11.9

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Korean 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.61%
• Current HPI: 200.0173
• 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

+1487.5% since first listed

5 events — show timeline

• 2026-06-02 Sold (Public Records) $508,000 Public Records
• 2026-06-02 Sold (MLS) $508,000 MLSNOW
• 2026-05-18 Pending — MLSNOW
• 2026-05-14 Listed $484,900 MLSNOW
• 1986-11-24 Sold (Public Records) $32,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,916 · +4.2% YoY. Source: county tax records.