7005 Carriage Hill Dr #102 · Brecksville, OH 44141

$130,000

2 bd · 1.5 ba · 1,044 sqft · Condo public records · 55 Days on market

Built 1962 $381/mo HOA · 22% of rent

---

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 +16.8/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• DSCR +5.2/10.0
• 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

Nice 2 bedroom, 1.1 bath Brecksville condo, one floor living, Home Warranty, great price!

Key facts

• Updated appliances
• New furnace
• New flooring

Tags

• UPDATED INTERIOR
• GRANITE COUNTERTOPS
• UPDATED APPLIANCES
• NEW FLOORING
• NEW FURNACE
• NEW A/C

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association managed by Reserve Realty Management Comp; Monthly association fee of $381.40; HOA covers association management, common area maintenance, insurance, grounds and structural maintenance, parking, pool(s), recreation facilities, reserve fund, roof, sewer, snow removal and water

Exterior

• Parking: Carport (1 space)
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-story condominium/complex unit; Entry at level 1
• Construction: Brick construction; Asphalt shingle roof; Built year per public records
• Exterior features: Private pool; Lot information available from assessor

Interior

• Kitchen: Includes standard appliances (details not provided)
• Bedrooms: 2 main-level bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Gas fireplace (1)
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $83 ($993/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.8% in Brecksville — 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 (#183 in OH, #2,852 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Brecksville-Broadview Heights City (suburban): math 85% / reading 85% proficiency, ranked #23 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Brecksville-Broadview Heights Middle School (math 86% / reading 86%, grade A+, #13 of 654 statewide, top 2%, 796 students, 10% FRL); Brecksville-Broadview Heights High School (math 76% / reading 83%, grade A-, #35 of 781 statewide, top 6%, 1,232 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 17% of the median local income ($127k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-15,515
• Equity at exit: $19,383

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,586
• Equity at exit: $11,240

Cash invested: $36,400 (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 44141

• Active inventory: 98
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$54
• HOA: −$381
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $83

Break-even live

Break-even rent $1,660

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $156	-5% $120	+0% $83	+5% $46	+10% $9
Rent	-10% $-57	-5% $13	+0% $83	+5% $152	+10% $222
Rate	-1.0pp $148	-0.5pp $116	base $83	+0.5pp $49	+1.0pp $15

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 W Fitzwater Rd Brecksville, OH	2.0	2.0	1484	$2,200	$1.48	45d	1	0.08mi
6995 Carriage Hill Dr Brecksville, OH	2.0	1.5	1068	$1,600	$1.50	45d	1	0.08mi
6910 Carriage Hill Dr #103 Brecksville, OH	2.0	1.5	1007	$1,485	$1.47	45d	1	0.19mi

HOA detail condo

• Monthly dues: $381 · $4,572/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $130,000 Active 55 DOM
2. 2026-06-18
   days on market $130,000 Active 52 DOM
3. 2026-06-17
   days on market $130,000 Active 51 DOM
4. 2026-06-16
   days on market $130,000 Active 50 DOM
5. 2026-06-15
   days on market $130,000 Active 49 DOM
6. 2026-06-13
   days on market $130,000 Active 47 DOM
7. 2026-06-09
   days on market $130,000 Active 43 DOM
8. 2026-06-08
   days on market $130,000 Active 42 DOM
9. 2026-06-07
   days on market $130,000 Active 41 DOM
10. 2026-06-05
    days on market $130,000 Active 38 DOM
11. 2026-06-03
    days on market $130,000 Active 37 DOM
12. 2026-06-02
    days on market $130,000 Active 36 DOM
13. 2026-06-01
    days on market $130,000 Active 35 DOM
14. 2026-05-31
    days on market $130,000 Active 34 DOM
15. 2026-04-23
    listed $130,000 Active 591-char remark
16. 2009-09-17
    soldstatus $55,000 89-char remark

    Show marketing remark (89 chars)

    Nice 2 bedroom, 1.1 bath Brecksville condo, one floor living, Home Warranty, great price!

17. 2009-09-17
    soldstatus $55,000

    Show marketing remark (89 chars)

    Nice 2 bedroom, 1.1 bath Brecksville condo, one floor living, Home Warranty, great price!

18. 2009-04-27
    listed $63,900 89-char remark

    Show marketing remark (89 chars)

    Nice 2 bedroom, 1.1 bath Brecksville condo, one floor living, Home Warranty, great price!

19. 1994-10-31
    soldstatus $55,500
20. 1994-02-09
    soldstatus $53,500
21. 1994-02-09
    soldstatus $53,500
22. 1981-08-31
    soldstatus $56,700
23. 1981-08-31
    soldstatus $56,700

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,176
• − Mortgage interest: −$7,282
• − Property taxes: −$2,333
• − Insurance: −$650
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − HOA: −$4,572
• − Depreciation: −$3,782
• Taxable loss: −$831
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,192/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: Brecksville-Broadview Heights City
• NCES district ID: 3904364
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $81,033
• Composite: 74.78/100
• National rank: #149
• State rank: #23 of 656 in OH

Livability — Brecksville

• Score: 77/100
• State rank: #183
• US rank: #2852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brecksville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 13,954
• Metro: Cleveland, OH
• Population (ZIP): 13,954
• Household income: $127,347
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 7.6

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Asian 5% Black 1%
• Common ancestry: Romanian 17% Slovak 2% Italian 2%
• Foreign-born: 7% · South Korea, China
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -147.81%
• Current HPI: 196.4397
• 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

+129.3% since first listed

9 events — show timeline

• 2026-04-23 Listed $130,000 MLSNOW
• 2009-09-17 Sold (Public Records) $55,000 Public Records
• 2009-09-17 Sold (MLS) $55,000 MLSNOW
• 2009-04-27 Listed $63,900 MLSNOW
• 1994-10-31 Sold (Public Records) $55,500 Public Records
• 1994-02-09 Sold (Public Records) $53,500 Public Records
• 1994-02-09 Sold (Public Records) $53,500 Public Records
• 1981-08-31 Sold (Public Records) $56,700 Public Records
• 1981-08-31 Sold (Public Records) $56,700 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,333 · +0.0% YoY. Source: county tax records.