9611 Sunrise Blvd Unit K2 · North Royalton, OH 44133

$132,500

2 bd · 1.5 ba · 903 sqft · Condo · 78 Days on market

Built 1979 $147/sqft · at area comps Est $136k · at est. $324/mo HOA · 19% of rent

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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 +8.7/15.0
• 1% rule +7.8/10.0
• Schools +6.7/10.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country superstar Luke Bryan sings about the sunrise, and his work isn’t nearly as magnificent as THIS SUNRISE CONDO!! Nestled in a cozy corridor inside North Royalton’s highly-coveted Sunrise Cove, this terrific townhome boasts two beautiful bedrooms, two breathtaking bathrooms, and a kaleidoscope of dazzling features. From the moment you enter the home, you’ll take note of the newer and fetching flooring underfoot, the luscious living room, and the open dining area. The captivating kitchen is stocked with newer appliances, and down the hall, you’ll find the bathrooms and the beautiful bedrooms. (Just take note of that walk-in closet in the master suite!) With an attached walk-out patio, a newer furnace (2019), in-unit laundry, a one-car garage, and a community that offers pools, party rooms, tennis courts, and so much more, there’s only one thing to ask: When are you coming “home”?

Key facts

• Walk-out patio
• Newer appliances
• In-unit laundry

Tags

• WALK-OUT PATIO
• NEWER APPLIANCES
• IN-UNIT LAUNDRY
• COMMUNITY POOLS
• PARTY ROOMS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.5% in North Royalton — 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 77/100 on livability (#199 in OH, #3,064 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• North Royalton City (suburban): math 74% / reading 81% proficiency, ranked #60 of 656 in OH (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $916 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

• It's been on market 78 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $132k implies a 268% gain — meaningful room to come down on a strong offer.

Recommended offer $124,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 6.5

CMA / ARV

• ARV (median comp): $136,121
• List price: $132,500
• Delta: -2.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-14,842
• Equity at exit: $19,756

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,765
• Equity at exit: $11,456

Cash invested: $37,100 (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 44133

• Active inventory: 146
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$695
• Tax est. 1.5%: −$166 /mo · $1,988/yr
• Insurance: −$55
• HOA: −$324
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $101

Break-even live

Break-even rent $1,569

Max offer price $132,500

Occupancy floor 89%

Sensitivity live

Price	-10% $192	-5% $146	+0% $101	+5% $55	+10% $9
Rent	-10% $-33	-5% $34	+0% $101	+5% $168	+10% $235
Rate	-1.0pp $167	-0.5pp $134	base $101	+0.5pp $66	+1.0pp $31

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11560 Somerset Dr North Royalton, OH	1.0–2.0	1.0–2.0	1075	$1,600	$1.49	2d	1	0.53mi
9185 Traditions Way North Royalton, OH	1.0–2.0	1.0–2.0	1029	$2,045	$1.99	2d	4	1.00mi
13774 Oakbrook Dr North Royalton, OH	2.0	1.0	705	$1,229	$1.74	2d	15	1.01mi
8290 Royalton Rd North Royalton, OH	1.0–2.0	1.0–2.0	894	$1,882	$2.11	2d	20	1.32mi
7475 Glenmont Dr North Royalton, OH	1.0–2.0	1.0–2.0	860	$1,647	$1.91	2d	29	1.46mi

HOA detail condo

• Monthly dues: $324 · $3,888/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-05-18
   price $132,500 938-char remark

   Show marketing remark (938 chars)

   Country superstar Luke Bryan sings about the sunrise, and his work isn’t nearly as magnificent as THIS SUNRISE CONDO!! Nestled in a cozy corridor inside North Royalton’s highly-coveted Sunrise Cove, this terrific townhome boasts two beautiful bedrooms, two breathtaking bathrooms, and a kaleidoscope of dazzling features. From the moment you enter the home, you’ll take note of the newer and fetching flooring underfoot, the luscious living room, and the open dining area. The captivating kitchen is stocked with newer appliances, and down the hall, you’ll find the bathrooms and the beautiful bedrooms. (Just take note of that walk-in closet in the master suite!) With an attached walk-out patio, a newer furnace (2019), in-unit laundry, a one-car garage, and a community that offers pools, party rooms, tennis courts, and so much more, there’s only one thing to ask: When are you coming “home”?

2. 2026-05-06
   price $136,500 938-char remark

   Show marketing remark (938 chars)

   Country superstar Luke Bryan sings about the sunrise, and his work isn’t nearly as magnificent as THIS SUNRISE CONDO!! Nestled in a cozy corridor inside North Royalton’s highly-coveted Sunrise Cove, this terrific townhome boasts two beautiful bedrooms, two breathtaking bathrooms, and a kaleidoscope of dazzling features. From the moment you enter the home, you’ll take note of the newer and fetching flooring underfoot, the luscious living room, and the open dining area. The captivating kitchen is stocked with newer appliances, and down the hall, you’ll find the bathrooms and the beautiful bedrooms. (Just take note of that walk-in closet in the master suite!) With an attached walk-out patio, a newer furnace (2019), in-unit laundry, a one-car garage, and a community that offers pools, party rooms, tennis courts, and so much more, there’s only one thing to ask: When are you coming “home”?

3. 2026-03-20
   price $138,500 938-char remark

   Show marketing remark (938 chars)

   Country superstar Luke Bryan sings about the sunrise, and his work isn’t nearly as magnificent as THIS SUNRISE CONDO!! Nestled in a cozy corridor inside North Royalton’s highly-coveted Sunrise Cove, this terrific townhome boasts two beautiful bedrooms, two breathtaking bathrooms, and a kaleidoscope of dazzling features. From the moment you enter the home, you’ll take note of the newer and fetching flooring underfoot, the luscious living room, and the open dining area. The captivating kitchen is stocked with newer appliances, and down the hall, you’ll find the bathrooms and the beautiful bedrooms. (Just take note of that walk-in closet in the master suite!) With an attached walk-out patio, a newer furnace (2019), in-unit laundry, a one-car garage, and a community that offers pools, party rooms, tennis courts, and so much more, there’s only one thing to ask: When are you coming “home”?

4. 2026-03-09
   listed $140,000 Active 938-char remark

   Show marketing remark (938 chars)

   Country superstar Luke Bryan sings about the sunrise, and his work isn’t nearly as magnificent as THIS SUNRISE CONDO!! Nestled in a cozy corridor inside North Royalton’s highly-coveted Sunrise Cove, this terrific townhome boasts two beautiful bedrooms, two breathtaking bathrooms, and a kaleidoscope of dazzling features. From the moment you enter the home, you’ll take note of the newer and fetching flooring underfoot, the luscious living room, and the open dining area. The captivating kitchen is stocked with newer appliances, and down the hall, you’ll find the bathrooms and the beautiful bedrooms. (Just take note of that walk-in closet in the master suite!) With an attached walk-out patio, a newer furnace (2019), in-unit laundry, a one-car garage, and a community that offers pools, party rooms, tennis courts, and so much more, there’s only one thing to ask: When are you coming “home”?

5. 2025-11-28
   historical
6. 2025-10-21
   price $139,000
7. 2025-10-06
   price $142,500
8. 2025-09-13
   status Active
9. 2025-07-19
   status Pending
10. 2025-07-09
    listed $145,000 Active
11. 2024-04-16
    historical
12. 2024-04-12
    status Active
13. 2024-04-12
    price $133,900
14. 2024-03-10
    status Pending
15. 2024-03-08
    price $127,500
16. 2024-02-06
    price $133,500
17. 2024-01-15
    listed $139,900 Active
18. 2023-10-30
    price $63,900
19. 2023-07-14
    price $63,900
20. 2023-07-14
    price $63,900
21. 2023-03-28
    price $63,900
22. 2020-08-25
    price $63,900
23. 2019-06-28
    price $63,900
24. 2016-03-01
    historical
25. 2016-02-08
    listed $43,500 Active
26. 2015-05-16
    price $74,900
27. 2013-11-15
    price $63,900
28. 2011-03-23
    soldstatus $36,000
29. 2011-03-08
    listed $46,900
30. 2002-04-16
    soldstatus $61,500
31. 2001-08-02
    listed $74,900
32. 1999-04-20
    price $74,900
33. 1999-04-20
    price $74,900
34. 1999-04-20
    price $74,900
35. 1999-04-20
    price $74,900
36. 1999-04-20
    price $74,900
37. 1999-04-20
    price $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,358
• − Mortgage interest: −$7,422
• − Property taxes: −$1,988
• − Insurance: −$662
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$3,888
• − Depreciation: −$3,855
• Taxable loss: −$714
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,378/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: North Royalton City
• NCES district ID: 3904454
• Math proficiency: 74% ▼ -11.00%
• Reading proficiency: 81% ▼ -4.00%
• Median HH income: $69,090
• Composite: 67.39/100
• National rank: #381
• State rank: #60 of 656 in OH

Livability — North Royalton

• Score: 77/100
• State rank: #199
• US rank: #3064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Royalton, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,018
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,018
• Household income: $83,717
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 406.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Asian 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 12% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Russian/Polish/Slavic 7% Other Indo-European 3% Spanish 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: ▼ -151.75%
• Current HPI: 199.4398
• 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

+76.9% since first listed

37 events — show timeline

• 2026-05-18 Price Changed $132,500 MLSNOW
• 2026-05-06 Price Changed $136,500 MLSNOW
• 2026-03-20 Price Changed $138,500 MLSNOW
• 2026-03-09 Listed $140,000 MLSNOW
• 2025-11-28 Listing Removed — MLSNOW
• 2025-10-21 Price Changed $139,000 MLSNOW
• 2025-10-06 Price Changed $142,500 MLSNOW
• 2025-09-13 Relisted — MLSNOW
• 2025-07-19 Pending — MLSNOW
• 2025-07-09 Listed $145,000 MLSNOW
• 2024-04-16 Listing Removed — MLSNOW
• 2024-04-12 Relisted — MLSNOW
• 2024-04-12 Price Changed $133,900 MLSNOW
• 2024-03-10 Pending — MLSNOW
• 2024-03-08 Price Changed $127,500 MLSNOW
• 2024-02-06 Price Changed $133,500 MLSNOW
• 2024-01-15 Listed $139,900 MLSNOW
• 2023-10-30 Price Changed $63,900 MLSNOW
• 2023-07-14 Price Changed $63,900 MLSNOW
• 2023-07-14 Price Changed $63,900 MLSNOW
• 2023-03-28 Price Changed $63,900 MLSNOW
• 2020-08-25 Price Changed $63,900 MLSNOW
• 2019-06-28 Price Changed $63,900 MLSNOW
• 2016-03-01 Listing Removed — MLSNOW
• 2016-02-08 Listed $43,500 MLSNOW
• 2015-05-16 Price Changed $74,900 MLSNOW
• 2013-11-15 Price Changed $63,900 MLSNOW
• 2011-03-23 Sold (MLS) $36,000 MLSNOW
• 2011-03-08 Listed $46,900 MLSNOW
• 2002-04-16 Sold (MLS) $61,500 MLSNOW
• 2001-08-02 Listed $74,900 MLSNOW
• 1999-04-20 Price Changed $74,900 MLSNOW
• 1999-04-20 Price Changed $74,900 MLSNOW
• 1999-04-20 Price Changed $74,900 MLSNOW
• 1999-04-20 Price Changed $74,900 MLSNOW
• 1999-04-20 Price Changed $74,900 MLSNOW
• 1999-04-20 Price Changed $74,900 MLSNOW