10761 Meadowbrook Dr · Parma Heights, OH 44130

$140,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 2 Days on market

Built 1965 0.38 ac lot Est $253k · 45% 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 +21.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.7/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All Brick, Move-in Condition! Eat-in Kitchen With Ceramic Tile Includes All Appliances!formal Dining Room! Newer Windows! Sharp Finished Basement W/ Decorative Fireplace And Bar! Exercise Room And Laundry Room!very Private, Large Lot Backs To Tri-c! Home Warranty! Bsmt Waterproofed W/ Warranty! Won't Last

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• HOA & community: Nearby medical services, playground, and shopping

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Asphalt/fiberglass roof
• Construction: Built (year per public records); Brick exterior; Asphalt/fiberglass roof
• Exterior features: Front porch; Chain link fencing; Lot approximately 0.38 acre; Property listed as fixer condition

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Partially finished basement
• 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 $140k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.0% vs local median 5.2% in Parma Heights — 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 72/100 on livability (#362 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities D-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 151 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $968 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $252,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6888 Reid Dr	0.42mi	3/1.5	1,238 (+4%)	2mo	$262,500	$212	70
7181 York Rd	0.29mi	3/1.5	1,086 (-9%)	1mo	$165,000	$152	69
10701 Barrington Blvd	0.29mi	3/2.0	1,291 (+8%)	3mo	$243,000	$188	67
6616 Kingsdale Blvd	0.61mi	3/1.5	1,210 (+2%)	2mo	$260,000	$215	65
10272 North Church Dr	0.57mi	3/1.5	1,238 (+4%)	1mo	$219,500	$177	64
6750 Commonwealth Blvd	0.72mi	3/1.0	1,185 (-1%)	2mo	$223,500	$189	64
9635 Boundary Ln	0.57mi	3/1.5	1,266 (+6%)	1mo	$298,000	$235	61
11062 Blossom Ave	0.43mi	3/1.5	1,064 (-11%)	0mo	$230,600	$217	60
11531 Barrington Blvd	0.43mi	3/2.0	1,064 (-11%)	1mo	$210,000	$197	57
11511 Blossom Ave	0.49mi	3/1.0	1,064 (-11%)	2mo	$270,000	$254	57
9596 Reichert Rd	0.75mi	3/2.0	1,092 (-8%)	1mo	$280,000	$256	46
6595 York Rd	0.73mi	4/1.5 (+1)	1,350 (+13%)	0mo	$220,000	$163	37

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,472
• Equity at exit: $20,874

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,477
• Equity at exit: $12,105

Cash invested: $39,200 (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 44130

• Rents YoY: 2.7%
• Active inventory: 151
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$734
• Tax from tax record: −$305 /mo · $3,664/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $198

Break-even live

Break-even rent $1,390

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6935 York Rd Parma Heights, OH	1.0–2.0	1.0	642	$1,115	$1.74	4d	9	0.19mi
6987 Greenleaf Ave Cleveland, OH	4.0	1.0	1250	$2,100	$1.68	1d	1	0.79mi
9235 N Church Dr Cleveland, OH	1.0–3.0	1.0–2.0	814	$1,540	$1.89	2d	63	0.81mi
7046 Greenleaf Ave Cleveland, OH	3.0	1.0	1200	$1,950	$1.62	43d	1	0.83mi
6771 Greenleaf Ave Unit 1496046P Parma Heights, OH	3.0	2.0	1323	$4,874	$3.68	1d	1	0.88mi
6871 Ames Rd Cleveland, OH	1.0–2.0	1.0	739	$1,461	$1.98	3d	22	0.88mi
7048 Oakwood Rd Cleveland, OH	3.0	1.0	1053	$1,900	$1.80	10d	1	0.96mi
7072 Oakwood Rd Cleveland, OH	3.0	1.0	1053	$1,800	$1.71	1d	1	0.97mi
6340 Stumph Rd Cleveland, OH	1.0–2.0	1.0–1.5	730	$1,150	$1.58	43d	1	1.13mi
6500 Beverly Dr Cleveland, OH	3.0	1.5	1341	$2,300	$1.72	23d	1	1.18mi
7085 W 130th St Cleveland, OH	2.0	2.0	1150	$1,440	$1.25	1d	7	1.19mi
6260 Pearl Rd Cleveland, OH	1.0–2.0	1.0–2.0	950	$1,465	$1.54	1d	17	1.22mi
8310 Salisbury Dr Cleveland, OH	3.0	2.0	1088	$1,950	$1.79	7d	1	1.32mi
6558 Lawnwood Ave Cleveland, OH	3.0	2.0	1331	$2,100	$1.58	1d	1	1.37mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	1d	1	1.39mi
6240 Stumph Rd Parma Heights, OH	2.0	1.0	622	$1,310	$2.10	3d	9	1.44mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$1,850	$1.76	3d	1	1.46mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$2,000	$1.90	23d	1	1.46mi

Listing history 4 events

1. 2026-06-16
   status $140,000 Pending 2 DOM
2. 2026-06-15
   days on market $140,000 Active 2 DOM
3. 2026-06-13
   remarks 73-char remark
4. 2026-06-13
   listed $140,000 Active 1 DOM

ⓘ 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: $3,664 · $305/mo
• Projected year-2 tax: $3,664 · $305/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 ≥95°F today · 17 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: $19,686
• − Mortgage interest: −$7,842
• − Property taxes: −$3,664
• − Insurance: −$700
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,073
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,316/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma Heights

• Score: 72/100
• State rank: #362
• US rank: #5875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 49,679
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 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: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• 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

+0.1% since first listed

8 events — show timeline

• 2026-06-13 Listed $140,000 MLSNOW
• 2004-04-26 Sold (Public Records) $143,000 Public Records
• 2004-04-26 Sold (MLS) $143,000 MLSNOW
• 2003-12-13 Listed $144,900 MLSNOW
• 2002-05-15 Sold (MLS) $135,500 MLSNOW
• 2002-04-15 Listing Removed — MLSNOW
• 2002-04-10 Sold (Public Records) $135,500 Public Records
• 2001-11-18 Listed $139,900 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $3,664 · -5.7% YoY. Source: county tax records.