25478 Maidstone Ln · Beachwood, OH 44122

$499,000

4 bd · 2.5 ba · 3,909 sqft · SingleFamily public records · 62 Days on market

Built 1966 0.41 ac lot $128/sqft · 35% below area Est $768k · 35% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Schools +7.4/10.0
• Cash flow +6.7/30.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom, 2.5 bath split-level home offering over 3,900 sq ft of living space on a generous 0.41-acre lot. Located in the highly rated Beachwood City School District, features include an attached 2-car garage, hardwood floors, forced air gas heat, central air, a full basement, In a market where similar premium renovations (of similar age and size) have sold for over $1m, this is an opportunity you do not want to miss! Property is being sold AS-IS. Bring your vision and make this Beachwood classic your own!

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-809 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (35.3% below list).
• Recommended offer: $323k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.7% in Beachwood — 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 84/100 on livability (#54 in OH, #756 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: cost of living C-, amenities D.
• Beachwood City (suburban): math 79% / reading 89% proficiency, ranked #31 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.1%/yr); 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 38% of the median local income ($101k/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.
• 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 62 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $499k implies a 299% gain — meaningful room to come down on a strong offer.

Recommended offer $322,694 (35.3% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.65% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 12.9

CMA / ARV

• ARV (median comp): $767,698
• List price: $499,000
• Delta: -35.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25235 Penshurst Dr	0.29mi	4/3.5	4,090 (+5%)	1mo	$865,000	$211	74
24425 Hilltop Dr	0.58mi	4/3.5	3,760 (-4%)	10mo	$624,900	$166	54
2 Haverhill Ct	0.48mi	3/4.5 (-1)	3,624 (-7%)	2mo	$709,000	$196	51
2408 Beachwood Blvd	0.73mi	5/3.5 (+1)	3,664 (-6%)	1mo	$995,000	$272	46
2449 Beachwood Blvd	0.68mi	5/4.5 (+1)	3,848 (-2%)	11mo	$975,000	$253	43
26451 Fairmount Blvd	0.53mi	4/2.5	4,436 (+14%)	12mo	$385,000	$87	43
4 Haverhill Ct	0.46mi	4/4.0	3,520 (-10%)	18mo	$500,000	$142	41
2560 Buckhurst Dr	0.60mi	5/3.5 (+1)	3,596 (-8%)	12mo	$885,000	$246	40
23891 Wendover Dr	0.65mi	4/4.0	3,366 (-14%)	4mo	$860,000	$255	37
26460 Hendon Rd	0.63mi	5/3.5 (+1)	3,450 (-12%)	11mo	$585,000	$170	33
24706 Hawthorne Dr	0.66mi	5/5.0 (+1)	4,090 (+5%)	20mo	$1,100,000	$269	30
24604 Dianne Dr	0.75mi	4/4.0	3,504 (-10%)	19mo	$645,000	$184	26

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -30.4%
• Equity multiple: 0.01×
• Total profit: $-138,290
• Equity at exit: $74,403

10-year hold

• IRR: -42.5%
• Equity multiple: -0.50×
• Total profit: $-210,116
• Equity at exit: $43,144

Cash invested: $139,720 (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 44122

• Rents YoY: 1.1%
• Active inventory: 177
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,227 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$534 /mo · $6,403/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-809

Break-even live

Break-even rent $4,251

Max offer price $356,086

Occupancy floor —

Sensitivity live

Price	-10% $-527	-5% $-668	+0% $-809	+5% $-950	+10% $-1,091
Rent	-10% $-1,064	-5% $-936	+0% $-809	+5% $-682	+10% $-554
Rate	-1.0pp $-558	-0.5pp $-682	base $-809	+0.5pp $-938	+1.0pp $-1,070

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2436 Richmond Rd Beachwood, OH	3.0	2.5	3156	$3,500	$1.11	44d	1	0.08mi
23920 Glenhill Dr Beachwood, OH	4.0	2.0	2751	$2,400	$0.87	2d	1	0.79mi
2536 Claver Rd University Heights, OH	5.0	3.0	2889	$2,850	$0.99	2d	1	1.30mi

Listing history 15 events

1. 2026-06-18
   days on market $499,000 Active 62 DOM
2. 2026-06-17
   days on market $499,000 Active 61 DOM
3. 2026-06-16
   days on market $499,000 Active 60 DOM
4. 2026-06-15
   days on market $499,000 Active 59 DOM
5. 2026-06-13
   days on market $499,000 Active 57 DOM
6. 2026-06-09
   days on market $499,000 Active 53 DOM
7. 2026-06-08
   days on market $499,000 Active 52 DOM
8. 2026-06-07
   days on market $499,000 Active 51 DOM
9. 2026-06-05
   days on market $499,000 Active 48 DOM
10. 2026-06-03
    days on market $499,000 Active 47 DOM
11. 2026-06-02
    days on market $499,000 Active 46 DOM
12. 2026-06-01
    days on market $499,000 Active 45 DOM
13. 2026-05-31
    days on market $499,000 Active 44 DOM
14. 2026-04-16
    listed $499,000 Active 521-char remark

    Show marketing remark (521 chars)

    Spacious 4 bedroom, 2.5 bath split-level home offering over 3,900 sq ft of living space on a generous 0.41-acre lot. Located in the highly rated Beachwood City School District, features include an attached 2-car garage, hardwood floors, forced air gas heat, central air, a full basement, In a market where similar premium renovations (of similar age and size) have sold for over $1m, this is an opportunity you do not want to miss! Property is being sold AS-IS. Bring your vision and make this Beachwood classic your own!

15. 1983-09-22
    soldstatus $125,000

ⓘ 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: $6,403 · $534/mo
• Projected year-2 tax: $7,094 · $591/mo
• Expected delta: +$691/yr (+$58/mo · 10.8%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,723
• − Mortgage interest: −$27,952
• − Property taxes: −$6,403
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,098
• − Management: −$3,098
• − Depreciation: −$14,516
• Taxable loss: −$18,838
• Est. tax savings @ 24.0%: +$4,521
• After-tax cash flow: $-5,187/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: Beachwood City
• NCES district ID: 3904355
• Math proficiency: 79% ▼ -8.00%
• Reading proficiency: 89% ▲ 1.00%
• Median HH income: $78,604
• Composite: 73.67/100
• National rank: #174
• State rank: #31 of 656 in OH

Livability — Beachwood

• Score: 84/100
• State rank: #54
• US rank: #756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beachwood, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 36,960
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 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: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• 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

+299.2% since first listed

2 events — show timeline

• 2026-04-16 Listed $499,000 MLSNOW
• 1983-09-22 Sold (Public Records) $125,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $6,403 · -3.9% YoY. Source: county tax records.