34100 Chagrin Boulevard Blvd #1101 · Moreland Hills, OH 44022

$359,000

3 bd · 2.0 ba · 1,735 sqft · Condo public records · 35 Days on market

Built 1972 $207/sqft · 22% above area Est $295k · 22% over $547/mo HOA · 8% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding Special End Unit Features Master On 1st Or 2nd. Maple Granite Kit W/ Hardwood Floors. Updated Baths & Finished Ll With Wet Bar. All Udpates Done In 2001. Sliders To Patio & Common Green Area. Pool. Garage. Neutral Transitional Decor Thruout. Direct Tv Wiring. 1st Flr Mstr Could Be Den.

Key facts

• Granite countertops
• Stone patio
• Hardwood floors

Tags

• PRIMARY BEDROOM ON 1ST OR 2ND
• HARDWOOD FLOORS
• STONE PATIO
• SHAKER-STYLE WOOD CABINETRY
• GRANITE COUNTERTOPS
• CUSTOM TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $359k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $359k).
• Recommended offer: $348k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 1.2% in Moreland Hills — 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 64/100 on livability (#788 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Orange City (suburban): math 76% / reading 83% proficiency, ranked #32 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $6,507/mo this rent would consume 51% of the median local household income ($152k/yr) — 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 $11k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $194k; list at $359k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $348,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1972 — 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. 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.
7. 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.
8. 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: 1.81% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 4.6

CMA / ARV

• ARV (median comp): $295,000
• List price: $359,000
• Delta: 21.69%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 1.79×
• Total profit: $79,429
• Equity at exit: $53,528

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $247,486
• Equity at exit: $31,040

Cash invested: $100,520 (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 44022

• Active inventory: 125
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $6,507 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$407 /mo · $4,887/yr
• Insurance: −$150
• HOA: −$547
• Vacancy / Maint / Mgmt: −$1,366
• Net cashflow: $2,154

Break-even live

Break-even rent $3,780

Max offer price $359,000

Occupancy floor 62%

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3815 Ellendale Rd Unit 1496074P Moreland Hills, OH	3.0	1.0	1280	$6,507	$5.08	1d	1	1.03mi

HOA detail condo

• Monthly dues: $547 · $6,564/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $359,000 Active 35 DOM
2. 2026-06-17
   days on market $359,000 Active 34 DOM
3. 2026-06-16
   days on market $359,000 Active 33 DOM
4. 2026-06-15
   days on market $359,000 Active 32 DOM
5. 2026-06-13
   days on market $359,000 Active 30 DOM
6. 2026-06-09
   days on market $359,000 Active 26 DOM
7. 2026-06-08
   days on market $359,000 Active 25 DOM
8. 2026-06-07
   days on market $359,000 Active 24 DOM
9. 2026-06-05
   days on market $359,000 Active 21 DOM
10. 2026-06-03
    pricedays on market $359,000 Active 20 DOM
11. 2026-06-02
    days on market $379,000 Active 19 DOM
12. 2026-06-01
    days on market $379,000 Active 18 DOM
13. 2026-05-31
    days on market $379,000 Active 17 DOM
14. 2026-05-14
    listed $379,000 Active 1139-char remark
15. 2003-07-01
    soldstatus $194,500 310-char remark

    Show marketing remark (310 chars)

    Outstanding Special End Unit Features Master On 1st Or 2nd. Maple Granite Kit W/ Hardwood Floors. Updated Baths & Finished Ll With Wet Bar. All Udpates Done In 2001. Sliders To Patio & Common Green Area. Pool. Garage. Neutral Transitional Decor Thruout. Direct Tv Wiring. 1st Flr Mstr Could Be Den.

16. 2003-06-25
    soldstatus $194,900
17. 2003-05-10
    listed $194,900 310-char remark

    Show marketing remark (310 chars)

    Outstanding Special End Unit Features Master On 1st Or 2nd. Maple Granite Kit W/ Hardwood Floors. Updated Baths & Finished Ll With Wet Bar. All Udpates Done In 2001. Sliders To Patio & Common Green Area. Pool. Garage. Neutral Transitional Decor Thruout. Direct Tv Wiring. 1st Flr Mstr Could Be Den.

ⓘ 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: $4,887 · $407/mo
• Projected year-2 tax: $5,244 · $437/mo
• Expected delta: +$357/yr (+$30/mo · 7.3%)

ⓘ 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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,084
• − Mortgage interest: −$20,110
• − Property taxes: −$4,887
• − Insurance: −$1,795
• − Repairs & maintenance: −$6,247
• − Management: −$6,247
• − HOA: −$6,564
• − Depreciation: −$10,444
• Taxable income: $21,791
• Est. tax owed @ 24.0%: −$5,230
• After-tax cash flow: $20,619/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: Orange City
• NCES district ID: 3910016
• Math proficiency: 76% ▼ -11.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $114,295
• Composite: 73.37/100
• National rank: #182
• State rank: #32 of 656 in OH

Livability — Moreland Hills

• Score: 64/100
• State rank: #788
• US rank: #14310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreland Hills, OH
• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 16,559
• Household income: $152,213
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 13.7

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Spanish 2% Other Indo-European 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: ▼ -336.08%
• Current HPI: 205.3055
• 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

+84.2% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $359,000 MLSNOW
• 2026-05-14 Listed $379,000 MLSNOW
• 2003-07-01 Sold (MLS) $194,500 MLSNOW
• 2003-06-25 Sold (Public Records) $194,900 Public Records
• 2003-05-10 Listed $194,900 MLSNOW

Property tax history

+2.4%/yr

Latest (2025): $4,887 · -0.1% YoY. Source: county tax records.