7560 Liberty Rd · Solon, OH 44139

$375,000

3 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 1 Days on market

Built 1941 2.00 ac lot Est $381k · at est.

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Why this score? — see what drove the F 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 +8.2/15.0
• Schools +8.1/10.0
• Cash flow +5.9/30.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! Turn the Key and Move Right Into This Exceptional Opportunity! This 4 Bedroom, 2 Full Bath, Ranch Style Home w/ over 2k Total Square Feet Located on 2 Acres Backing up to a Nature Preserve is Waiting for You to Call Home! This Home Has Been in the Family Since the Late 1940's, w/ Love and Generations of Memories. Completely Modernized Home to Elevate this Property to a New Level of Appeal! Home Meticulously Combines Style and Functionality w/ the Refreshed Design Adding Beauty and Practicality for Everyday Living. Rare Opportunity to Own a Turn Key Home w/ Provided Space Both Inside & Out in Solon Award Winning School System! Gleaming Hardwood Floors, Vaulted Ceilings, 1

Key facts

• 2 acre lot
• 2 garage spots
• Built 1941

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story; Updated/remodeled condition; Block foundation
• Construction: Wood siding; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Circular driveway; Drive-through access; Garage faces front; Asphalt driveway

Interior

• Kitchen: Range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Kitchen island
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Beamed ceilings; Ceiling fans; Cathedral ceilings; High ceilings; Vaulted ceilings; Kitchen island
• Laundry & utility: Main-level laundry; Washer; Dryer; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-738 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (34.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (38.3% below list).
• Recommended offer: $231k (38.3% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.3% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $231,223 (38.3% 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. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.62% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.62
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $380,700
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10497 Kerwick Ct	0.62mi	3/2.0	1,583 (-2%)	6mo	$385,000	$243	60
11239 Stanley Ln	0.51mi	3/2.0	1,505 (-7%)	5mo	$335,000	$223	58
10492 Kerwick Ct	0.60mi	3/3.0	1,566 (-3%)	10mo	$380,000	$243	52
3087 Aspen Ln	0.33mi	2/2.0 (-1)	1,778 (+10%)	11mo	$434,900	$245	52
11227 Frederick Ln	0.62mi	3/2.0	1,730 (+7%)	10mo	$359,900	$208	50
7224 Liberty Rd	0.67mi	4/2.0 (+1)	1,664 (+3%)	19mo	$435,000	$261	42
10593 Penny Ln	0.70mi	3/2.5	1,720 (+6%)	15mo	$355,000	$206	41
11230 Frederick Ln	0.66mi	2/3.0 (-1)	1,523 (-6%)	10mo	$397,720	$261	40
3079 Landing Ln	0.57mi	3/3.5	1,790 (+10%)	12mo	$420,000	$235	38
35510 Pettibone Rd	0.72mi	4/2.0 (+1)	1,780 (+10%)	12mo	$385,000	$216	33
34900 Pettibone Rd	0.70mi	3/2.0	1,472 (-9%)	22mo	$330,000	$224	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.2%
• Equity multiple: -0.03×
• Total profit: $-107,724
• Equity at exit: $55,914

10-year hold

• IRR: -34.4%
• Equity multiple: -0.47×
• Total profit: $-154,219
• Equity at exit: $32,423

Cash invested: $105,000 (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 44139

• Active inventory: 101
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$441 /mo · $5,297/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-738

Break-even live

Break-even rent $3,246

Max offer price $244,707

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7101 Liberty Rd Solon, OH	4.0	2.0	1344	$2,200	$1.64	12d	1	0.91mi
9976 Darrow Rd Twinsburg, OH	3.0	1.5	1050	$1,400	$1.33	43d	1	1.43mi
32450 Cromwell Dr Solon, OH	1.0–2.0	1.0–2.0	970	$1,675	$1.73	1d	23	1.45mi
2487 Warren Pkwy Unit 3 Twinsburg, OH	3.0	1.5	1292	$1,900	$1.47	43d	1	1.47mi

Listing history 2 events

1. 2026-06-19
   remarks 695-char remark
2. 2026-06-19
   listed $375,000 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: $5,297 · $441/mo
• Projected year-2 tax: $5,574 · $464/mo
• Expected delta: +$276/yr (+$23/mo · 5.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,747
• − Mortgage interest: −$21,006
• − Property taxes: −$5,297
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$10,909
• Taxable loss: −$15,780
• Est. tax savings @ 24.0%: +$3,787
• After-tax cash flow: $-5,064/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

+14900.0% since first listed

3 events — show timeline

• 2026-06-19 Listed $375,000 MLSNOW
• 2024-10-08 Rental Removed $2,500 TURBOTENANT
• 2024-09-25 Listed for Rent $2,500 TURBOTENANT

Property tax history

+3.3%/yr

Latest (2025): $5,297 · -1.3% YoY. Source: county tax records.