Brook Park Plan

Cleveland, OH 44130

$90,900B-

2 bd · 2.0 ba · 960 sqft · Built — · Manufactured · Active · 877 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,262/mo
• Mortgage (P&I): −$477
• Tax + insurance: −$152
• HOA: −$0
• Vac / Maint / Mgmt: −$265
• Net cashflow: $369/mo
• Annual: $4,428/yr
• Cap rate: 11.16%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• 1% rule: 1.39%
• Cash to close: $25,452

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $91k. Condition is rated poor.
• 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).
• It's been on market 877 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• 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.
• 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: crime F, employment F.
• Zoned schools: Brooklyn Intermediate School (math 29% / reading 46%, grade F, #1,083 of 1,584 statewide, top 69%, 650 students, 0% FRL); Brooklyn High School (math 22% / reading 44%, grade F, #603 of 781 statewide, top 77%, 515 students, 59% FRL).
• Market conditions: Rents rising (+2.7%/yr); 153 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.