17672 Eastbrook Trl · Bainbridge, OH 44023

$255,000

3 bd · 2.0 ba · 1,456 sqft · Condo public records · 260 Days on market

Built 1981 $175/sqft · at area comps Est $250k · at est. $300/mo HOA · 10% of rent

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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
• Schools +7.5/10.0
• 1% rule +6.7/10.0
• ARV discount +6.7/15.0
• DSCR +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the desirable Chagrin Falls Tanglewood Gardens! Beautifully updated 3 bedroom 2 bathroom second floor condo End Unit with its own two-car garage! Updated kitchen with modern white cabinets and stainless steel appliances. Updated LVT vinyl flooring throughout. Updated bathrooms with ceramic tile. This home comes equipped with in unit laundry with washer and dryer included! Perfect for low maintenance living in a great location!

Key facts

• Updated kitchen
• In unit laundry
• $300 HOA

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• IN UNIT LAUNDRY
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.1% in Bainbridge — 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 68/100 on livability (#546 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.
• Kenston Local (suburban): math 82% / reading 84% proficiency, ranked #24 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; 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 $8k 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 260 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.
• Current owner paid $202k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 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: 1.17% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 7.1

CMA / ARV

• ARV (median comp): $250,305
• List price: $255,000
• Delta: 1.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

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: $-23,649
• Equity at exit: $38,021

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,843
• Equity at exit: $22,048

Cash invested: $71,400 (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 44023

• Active inventory: 94
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,990 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$345 /mo · $4,138/yr
• Insurance: −$106
• HOA: −$300
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $274

Break-even live

Break-even rent $2,643

Max offer price $255,000

Occupancy floor 86%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $255,000 Active 260 DOM
2. 2026-06-17
   days on market $255,000 Active 259 DOM
3. 2026-06-16
   days on market $255,000 Active 258 DOM
4. 2026-06-15
   days on market $255,000 Active 257 DOM
5. 2026-06-13
   days on market $255,000 Active 255 DOM
6. 2026-06-13
   days on market $255,000 Active 254 DOM
7. 2026-06-09
   days on market $255,000 Active 251 DOM
8. 2026-06-08
   days on market $255,000 Active 250 DOM
9. 2026-06-07
   days on market $255,000 Active 249 DOM
10. 2026-06-05
    days on market $255,000 Active 246 DOM
11. 2026-06-03
    days on market $255,000 Active 245 DOM
12. 2026-06-02
    days on market $255,000 Active 244 DOM
13. 2026-06-01
    days on market $255,000 Active 243 DOM
14. 2026-05-31
    days on market $255,000 Active 242 DOM
15. 2026-01-27
    status Active 458-char remark

    Show marketing remark (458 chars)

    Welcome to your new home in the desirable Chagrin Falls Tanglewood Gardens! Beautifully updated 3 bedroom 2 bathroom second floor condo End Unit with its own two-car garage! Updated kitchen with modern white cabinets and stainless steel appliances. Updated LVT vinyl flooring throughout. Updated bathrooms with ceramic tile. This home comes equipped with in unit laundry with washer and dryer included! Perfect for low maintenance living in a great location!

16. 2025-08-07
    price $255,000 458-char remark

    Show marketing remark (458 chars)

    Welcome to your new home in the desirable Chagrin Falls Tanglewood Gardens! Beautifully updated 3 bedroom 2 bathroom second floor condo End Unit with its own two-car garage! Updated kitchen with modern white cabinets and stainless steel appliances. Updated LVT vinyl flooring throughout. Updated bathrooms with ceramic tile. This home comes equipped with in unit laundry with washer and dryer included! Perfect for low maintenance living in a great location!

17. 2025-07-17
    listed $260,000 Active 458-char remark

    Show marketing remark (458 chars)

    Welcome to your new home in the desirable Chagrin Falls Tanglewood Gardens! Beautifully updated 3 bedroom 2 bathroom second floor condo End Unit with its own two-car garage! Updated kitchen with modern white cabinets and stainless steel appliances. Updated LVT vinyl flooring throughout. Updated bathrooms with ceramic tile. This home comes equipped with in unit laundry with washer and dryer included! Perfect for low maintenance living in a great location!

18. 2021-06-25
    soldstatus $202,000
19. 2021-06-24
    soldstatus $202,000 Closed 1012-char remark

    Show marketing remark (1012 chars)

    Completely renovated condo in sought after Tanglewood Gardens with incredible neighborhood amenities like a private lake for fishing/swimming/canoeing plus basketball & tennis courts, covered pavilions and more! This entire second floor condo was gutted and updated a year ago--so it feels new, new, new! Nothing for you to do but move right in. You'll love the consistent flooring throughout, fresh paint colors and fantastic layout. The kitchen boasts granite countertops, one-year-old stainless steel appliances and white cabinetry. The kitchen is open to the dining room and a spacious great room with gas fireplace and sliders with wooded views and a balcony. The master suite features a large walk-in closet, updated bath with beautiful tile shower. There are two additional bedrooms at the other end of the unit as well as a second full bath that is completely up-to-date. The large laundry room renovated this year has new cabinetry, folding counter and washer & dryer (all appliances include

20. 2021-05-17
    status Pending 1012-char remark

    Show marketing remark (1012 chars)

    Completely renovated condo in sought after Tanglewood Gardens with incredible neighborhood amenities like a private lake for fishing/swimming/canoeing plus basketball & tennis courts, covered pavilions and more! This entire second floor condo was gutted and updated a year ago--so it feels new, new, new! Nothing for you to do but move right in. You'll love the consistent flooring throughout, fresh paint colors and fantastic layout. The kitchen boasts granite countertops, one-year-old stainless steel appliances and white cabinetry. The kitchen is open to the dining room and a spacious great room with gas fireplace and sliders with wooded views and a balcony. The master suite features a large walk-in closet, updated bath with beautiful tile shower. There are two additional bedrooms at the other end of the unit as well as a second full bath that is completely up-to-date. The large laundry room renovated this year has new cabinetry, folding counter and washer & dryer (all appliances include

21. 2021-05-02
    historical Contingent 1012-char remark

    Show marketing remark (1012 chars)

    Completely renovated condo in sought after Tanglewood Gardens with incredible neighborhood amenities like a private lake for fishing/swimming/canoeing plus basketball & tennis courts, covered pavilions and more! This entire second floor condo was gutted and updated a year ago--so it feels new, new, new! Nothing for you to do but move right in. You'll love the consistent flooring throughout, fresh paint colors and fantastic layout. The kitchen boasts granite countertops, one-year-old stainless steel appliances and white cabinetry. The kitchen is open to the dining room and a spacious great room with gas fireplace and sliders with wooded views and a balcony. The master suite features a large walk-in closet, updated bath with beautiful tile shower. There are two additional bedrooms at the other end of the unit as well as a second full bath that is completely up-to-date. The large laundry room renovated this year has new cabinetry, folding counter and washer & dryer (all appliances include

22. 2021-04-28
    listed $199,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Completely renovated condo in sought after Tanglewood Gardens with incredible neighborhood amenities like a private lake for fishing/swimming/canoeing plus basketball & tennis courts, covered pavilions and more! This entire second floor condo was gutted and updated a year ago--so it feels new, new, new! Nothing for you to do but move right in. You'll love the consistent flooring throughout, fresh paint colors and fantastic layout. The kitchen boasts granite countertops, one-year-old stainless steel appliances and white cabinetry. The kitchen is open to the dining room and a spacious great room with gas fireplace and sliders with wooded views and a balcony. The master suite features a large walk-in closet, updated bath with beautiful tile shower. There are two additional bedrooms at the other end of the unit as well as a second full bath that is completely up-to-date. The large laundry room renovated this year has new cabinetry, folding counter and washer & dryer (all appliances include

23. 2020-06-03
    soldstatus $170,500
24. 2020-06-01
    soldstatus $170,500 Closed
25. 2020-04-29
    status Pending
26. 2020-04-21
    listed $165,000 Active

ⓘ 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: $4,138 · $345/mo
• Projected year-2 tax: $4,138 · $345/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 ≥95°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: $35,878
• − Mortgage interest: −$14,284
• − Property taxes: −$4,138
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − HOA: −$3,600
• − Depreciation: −$7,418
• Taxable loss: −$578
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $3,422/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: Kenston Local
• NCES district ID: 3904719
• Math proficiency: 82% ▼ -7.00%
• Reading proficiency: 84% ▼ -6.00%
• Median HH income: $98,273
• Composite: 74.76/100
• National rank: #150
• State rank: #24 of 656 in OH

Livability — Bainbridge

• Score: 68/100
• State rank: #546
• US rank: #9170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bainbridge, OH
• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 18,905
• Household income: $130,452
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 2.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 9% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -187.84%
• Current HPI: 196.7428
• 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

+54.5% since first listed

12 events — show timeline

• 2026-01-27 Relisted — MLSNOW
• 2025-08-07 Price Changed $255,000 MLSNOW
• 2025-07-17 Listed $260,000 MLSNOW
• 2021-06-25 Sold (Public Records) $202,000 Public Records
• 2021-06-24 Sold (MLS) $202,000 MLSNOW
• 2021-05-17 Pending — MLSNOW
• 2021-05-02 Contingent — MLSNOW
• 2021-04-28 Listed $199,000 MLSNOW
• 2020-06-03 Sold (Public Records) $170,500 Public Records
• 2020-06-01 Sold (MLS) $170,500 MLSNOW
• 2020-04-29 Pending — MLSNOW
• 2020-04-21 Listed $165,000 MLSNOW

Property tax history

+4.2%/yr

Latest (2025): $4,138 · +5.8% YoY. Source: county tax records.