Brook Park Plan · Cleveland, OH 44130

$90,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 877 Days on market

Poor condition

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 877 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $91k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.6% in Cleveland — 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 71/100 on livability (#403 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D-, crime F, employment F.
• Market conditions: Rents rising (+2.7%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $628 of loan paydown is wiped out by about $3k 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 + 2.7% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 877 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 877 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.39% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $8,398
• Equity at exit: $13,553

10-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $36,051
• Equity at exit: $7,859

Cash invested: $25,452 (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: 154
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $369

Break-even live

Break-even rent $795

Max offer price $90,900

Occupancy floor 66%

Sensitivity live

Price	-10% $432	-5% $400	+0% $369	+5% $338	+10% $306
Rent	-10% $269	-5% $319	+0% $369	+5% $419	+10% $469
Rate	-1.0pp $415	-0.5pp $392	base $369	+0.5pp $345	+1.0pp $321

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5253 Hauserman Rd Parma, OH	1.0–2.0	1.0	755	$1,150	$1.52	5d	3	0.67mi
5691 Chevrolet Blvd Parma, OH	1.0–2.0	1.0	700	$995	$1.42	45d	1	0.73mi
9755 Westview Dr Parma, OH	2.0	1.0	625	$985	$1.58	22d	1	0.94mi
5930 Stumph Rd Cleveland, OH	1.0–2.0	1.0–2.0	905	$1,470	$1.62	3d	9	1.13mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	4d	1	1.28mi
11540 Apache Dr Parma Heights, OH	2.0–3.0	1.0–2.0	1232	$1,545	$1.25	3d	23	1.29mi
6040 Stumph Rd Cleveland, OH	2.0–3.0	1.0–1.5	981	$895	$0.91	45d	1	1.36mi
6128 Stumph Rd Cleveland, OH	2.0	2.0	1075	$1,832	$1.70	3d	8	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $90,900 Active 877 DOM
2. 2026-06-18
   days on market $90,900 Active 874 DOM
3. 2026-06-17
   days on market $90,900 Active 873 DOM
4. 2026-06-16
   days on market $90,900 Active 872 DOM
5. 2026-06-15
   days on market $90,900 Active 871 DOM
6. 2026-06-13
   days on market $90,900 Active 869 DOM
7. 2026-06-13
   days on market $90,900 Active 868 DOM
8. 2026-06-09
   days on market $90,900 Active 865 DOM
9. 2026-06-08
   days on market $90,900 Active 864 DOM
10. 2026-06-07
    days on market $90,900 Active 863 DOM
11. 2026-06-03
    days on market $90,900 Active 859 DOM
12. 2026-06-02
    days on market $90,900 Active 858 DOM
13. 2026-06-01
    days on market $90,900 Active 857 DOM
14. 2026-05-31
    days on market $90,900 Active 856 DOM
15. 2024-01-26
    listed $90,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,147
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,644
• Taxable income: $3,169
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,667/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including new siding, roof, flooring, and interior walls. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and faded, indicating significant damage.
• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Major flooring — The flooring in the visible areas appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible signs of wear and tear.
• Major HVAC and other systems — Given the overall condition, it is likely that the HVAC and other systems are also in poor condition.

Value-add opportunities

• Resale exterior siding replacement — A new exterior siding will significantly improve the home's curb appeal and resale value.
• Resale roof repair/replacement — A new roof will address the immediate safety concern and improve the home's resale value.
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value.
• Resale interior wall repair and painting — Repairing and painting the interior walls will improve the home's appearance and increase its resale value.
• Resale HVAC and other system upgrades — Upgrading the HVAC and other systems will improve the home's comfort and energy efficiency, increasing its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and faded, indicating significant damage.	Major	$15,000–50,000
roof · The roof appears to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
flooring · The flooring in the visible areas appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
HVAC and other systems · Given the overall condition, it is likely that the HVAC and other systems are also in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale exterior siding replacement — A new exterior siding will significantly improve the home's curb appeal and resale value. ↑
• Resale roof repair/replacement — A new roof will address the immediate safety concern and improve the home's resale value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale interior wall repair and painting — Repairing and painting the interior walls will improve the home's appearance and increase its resale value. ↑
• Resale HVAC and other system upgrades — Upgrading the HVAC and other systems will improve the home's comfort and energy efficiency, increasing its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Cleveland

• Score: 71/100
• State rank: #403
• US rank: #6673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 326,883
• 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

1 event — show timeline

• 2024-01-26 Listed $90,900 Zillow