6525 Sandfield Dr · Brook Park, OH 44142

$274,900

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 6 Days on market

Built 1961 8,315 sqft lot $179/sqft · 6% above area Est $261k · 6% over

---

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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• ARV discount +5.0/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Be first or be sorry! Turn the key and move in! Completely updated throughout with all the modern colors. Three bedroom, two full bathrooms with a three car garage and workshop! Eat-in kitchen has granite countertops, island breakfast bar, soft closing cabinets, tile backsplash and stainless steel dishwasher, microwave and sink. Slider leading to the backyard patio and fenced yard! Great room has a modern colorful electric fireplace. Kitchen and great room have volume ceilings and are open & airy with plenty of natural light. Second floor has three bedrooms, full bathroom and attic access. Lower level has walkout family room, full bathroom, big laundry room, mechanical area and glass

Key facts

• Island breakfast bar
• Granite countertops
• Tile backsplash

Tags

• GRANITE COUNTERTOPS
• ISLAND BREAKFAST BAR
• SOFT CLOSING CABINETS
• TILE BACKSPLASH
• STAINLESS STEEL DISHWASHER
• STAINLESS STEEL MICROWAVE

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Detached garage with 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Slab foundation; Above-grade finished living area listed as 1,540
• Construction: Aluminum siding; Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Patio; Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Breakfast bar; Eat-in kitchen; Granite counters; Kitchen island; Electric fireplace (1)
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 8.5% vs local median 5.2% in Brook Park — 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 74/100 on livability (#273 in OH, #4,475 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,878/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 275% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Recommended offer $274,900

Questions for the listing agent

1. Built in 1961 — 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: 1.05% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $260,540
• List price: $274,900
• Delta: 5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6525 Sandfield Dr	0.00mi	3/2.0	1,540 (0%)	0mo	$277,500	$180	96
14761 Larkfield Dr	0.64mi	3/1.0	1,540 (0%)	2mo	$256,000	$166	68
6195 Hardin Dr	0.60mi	3/2.0	1,540 (0%)	8mo	$249,000	$162	62
6868 Middlebrook Blvd	0.61mi	3/2.0	1,600 (+4%)	0mo	$321,143	$201	61
6809 Meadow Ln	0.54mi	3/2.0	1,620 (+5%)	7mo	$273,000	$169	56
15450 Holland Rd	0.44mi	4/1.0 (+1)	1,408 (-9%)	7mo	$260,000	$185	54
6757 Smith Rd	0.55mi	2/3.5 (-1)	1,486 (-4%)	1mo	$282,000	$190	52
6755 Benedict	0.54mi	3/2.0	1,660 (+8%)	7mo	$436,000	$263	52
6740 Benedict	0.54mi	3/2.0	1,660 (+8%)	8mo	$426,050	$257	52
6212 Elmdale Rd	0.72mi	3/2.0	1,596 (+4%)	7mo	$279,125	$175	51
14581 Greystone Dr	0.73mi	3/2.0	1,590 (+3%)	9mo	$251,500	$158	49
6799 Fry Rd	0.58mi	3/2.0	1,688 (+10%)	9mo	$235,000	$139	46

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-13,059
• Equity at exit: $40,988

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $29,086
• Equity at exit: $23,768

Cash invested: $76,972 (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 44142

• Active inventory: 41
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,878 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $495

Break-even live

Break-even rent $2,251

Max offer price $274,900

Occupancy floor 78%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	1d	1	1.32mi
6558 Lawnwood Ave Cleveland, OH	3.0	2.0	1331	$2,100	$1.58	1d	1	1.32mi

Listing history 3 events

1. 2026-05-11
   status Pending 1107-char remark
2. 2026-05-04
   listed $274,900 Active 1107-char remark
3. 2026-01-28
   soldstatus $100,000

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $3,479 · $290/mo
• Expected delta: +$810/yr (+$67/mo · 30.3%)

ⓘ 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 · 16 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: $34,533
• − Mortgage interest: −$15,399
• − Property taxes: −$2,669
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − Depreciation: −$7,997
• Taxable income: $1,568
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $5,562/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Brook Park

• Score: 74/100
• State rank: #273
• US rank: #4475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brook Park, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,359
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,284
• Household income: $71,332
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 275.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 11% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, India, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -177.54%
• Current HPI: 193.7004
• 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

+177.5% since first listed

4 events — show timeline

• 2026-06-04 Sold (MLS) $277,500 MLSNOW
• 2026-05-11 Pending — MLSNOW
• 2026-05-04 Listed $274,900 MLSNOW
• 2026-01-28 Sold (Public Records) $100,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,669 · -1.3% YoY. Source: county tax records.