7620 Birchmont Dr · South Russell, OH 44022

$245,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 22 Days on market

Built 1954 0.46 ac lot $163/sqft · 34% below area Est $369k · 34% under

---

Why this score? — see what drove the C+ 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 +19.2/30.0
• ARV discount +15.0/15.0
• Schools +7.9/10.0
• DSCR +6.1/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER SAYS MAKE AN OFFER! Fantastic opportunity to give this home it's chance to shine again! Located within 1.4 miles to downtown Chagrin Falls where you will find so many fun places to explore! Wait until you see this very spacious family room with beamed and vaulted ceilings, wood burning fireplace and large picture windows overlooking the lush front and side yard! Most of the high-ticket items have been replaced! Starting with the new roof in 2024, furnace and central air in 2025, Hot water heater in 2024, water softener approximately 2 years, windows approx. 9 years old and the rubber roof over the porch was done approx. 2022. Bathrooms upstairs were recently getting a great start to

Key facts

• Water softener
• Hot water heater
• Rubber roof

Tags

• NEW ROOF
• FURNACE AND CENTRAL AIR
• HOT WATER HEATER
• WATER SOFTENER
• WINDOWS
• RUBBER ROOF

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Asphalt driveway; Garage faces side
• Utilities: Public sewer; Well water
• Home design: Single-story house; Block foundation; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding construction; Block foundation; Asphalt/fiberglass roof
• Exterior features: Enclosed porch; Patio; Porch; Less than half acre lot; Lot dimensions approximately 108 x irregular

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Wood; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Forced-air heating (gas); Fireplace heating option; Central air conditioning
• Interior features: Beamed ceilings; Vaulted ceilings; High ceilings; Built-in features; Double-pane windows; Living room wood-burning fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.3% in South Russell — 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 65/100 on livability (#731 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Chagrin Falls Exempted Village (suburban): math 87% / reading 90% proficiency, ranked #6 of 656 in OH (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% 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; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Geauga County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $199k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $241,325 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (median comp): $369,135
• List price: $245,000
• Delta: -33.63%
• 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
7620 Birchmont Dr	0.00mi	3/2.5	1,504 (0%)	1mo	$199,000	$132	97
7712 Blackford Dr	0.15mi	3/2.5	1,433 (-5%)	11mo	$240,000	$167	74
113 Laurel Rd	0.26mi	3/2.0	1,458 (-3%)	12mo	$365,000	$250	73
7798 Clarion Dr	0.30mi	3/2.0	1,600 (+6%)	8mo	$410,000	$256	69
206 Hazelwood Dr	0.18mi	3/1.5	1,388 (-8%)	10mo	$285,000	$205	68
812 Bell Rd	0.41mi	3/2.0	1,552 (+3%)	12mo	$399,900	$258	65
499 Bell Rd	0.40mi	3/1.5	1,428 (-5%)	10mo	$395,000	$277	62
109 Hazelwood Dr	0.17mi	4/2.0 (+1)	1,380 (-8%)	13mo	$355,000	$257	62
109 Mapleridge Rd	0.27mi	3/2.0	1,724 (+15%)	2mo	$482,000	$280	62
385 Bell St	0.59mi	3/2.0	1,478 (-2%)	12mo	$376,000	$254	60
808 Bell Rd	0.42mi	3/2.0	1,728 (+15%)	7mo	$349,000	$202	50
29 Woodside Rd	0.57mi	3/2.0	1,361 (-10%)	22mo	$350,000	$257	39

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-22,617
• Equity at exit: $36,530

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,692
• Equity at exit: $21,183

Cash invested: $68,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,685 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$468 /mo · $5,619/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $266

Break-even live

Break-even rent $2,348

Max offer price $245,000

Occupancy floor 85%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 South St Chagrin Falls, OH	3.0	1.0	1056	$2,685	$2.54	2d	1	1.44mi

Listing history 3 events

1. 2026-05-11
   historical Contingent 1153-char remark
2. 2026-05-04
   listed $245,000 Active 1153-char remark
3. 1985-12-09
   soldstatus $79,000

ⓘ 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: $5,619 · $468/mo
• Projected year-2 tax: $5,619 · $468/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥94°F today · 17 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: $32,220
• − Mortgage interest: −$13,724
• − Property taxes: −$5,619
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$7,127
• Taxable loss: −$630
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $3,344/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: Chagrin Falls Exempted Village
• NCES district ID: 3904528
• Math proficiency: 87% ▼ -5.00%
• Reading proficiency: 90% ▼ -3.00%
• Median HH income: $89,907
• Composite: 78.52/100
• National rank: #77
• State rank: #6 of 656 in OH

Livability — South Russell

• Score: 65/100
• State rank: #731
• US rank: #13222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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 (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

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 · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

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

+907.6% since first listed

6 events — show timeline

• 2026-05-26 Pending — MLSNOW
• 2026-05-26 Sold (Public Records) $796,000 Public Records
• 2026-05-26 Sold (MLS) $199,000 MLSNOW
• 2026-05-11 Contingent — MLSNOW
• 2026-05-04 Listed $245,000 MLSNOW
• 1985-12-09 Sold (Public Records) $79,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $5,619 · +3.3% YoY. Source: county tax records.