95 Ridgecreek Trl · Moreland Hills, OH 44022

$1,000,000

4 bd · 5.0 ba · 9,699 sqft · SingleFamily public records · 23 Days on market

Built 1988 3.43 ac lot $103/sqft · 38% below area Est $1618k · 38% under $33/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold Before Processing.

Key facts

• Total privacy
• Cul de sac lot
• In ground pool

Tags

• CUL DE SAC LOT
• TOTAL PRIVACY
• WOODED SITE
• IN GROUND POOL
• BEAUTIFUL LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $965k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1000k (0.1% below list).
• Recommended offer: $965k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 1.2% in Moreland Hills — 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 64/100 on livability (#788 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.
• Orange City (suburban): math 76% / reading 83% proficiency, ranked #32 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% 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; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $9,995/mo this rent would consume 79% of the median local household income ($152k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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

• It's been on market 23 days — a 2% lower offer ($985k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: property tax is 2.9% of price.

Recommended offer $965,229 (3.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,617,557
• List price: $1,000,000
• Delta: -38.18%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-173,702
• Equity at exit: $149,103

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-163,835
• Equity at exit: $86,462

Cash invested: $280,000 (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 44022

• Active inventory: 125
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $9,995 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$2,399 /mo · $28,789/yr
• Insurance: −$417
• HOA: −$33
• Vacancy / Maint / Mgmt: −$2,099
• Net cashflow: $-197

Break-even live

Break-even rent $10,244

Max offer price $965,229

Occupancy floor 97%

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Cableknoll Ln Chagrin Falls, OH	5.0	5.5	8355	$9,995	$1.20	2d	1	1.34mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 11 events

1. 2026-06-01
   status $1,000,000 Pending 23 DOM
2. 2026-05-31
   days on market $1,000,000 Active 23 DOM
3. 2026-05-04
   listed $1,000,000 Active 577-char remark
4. 2023-10-06
   soldstatus $2,740,000 Closed 23-char remark

   Show marketing remark (23 chars)

   Sold Before Processing.

5. 2023-10-06
   soldstatus $2,740,000

   Show marketing remark (23 chars)

   Sold Before Processing.

6. 2023-06-26
   listed $2,995,000 23-char remark

   Show marketing remark (23 chars)

   Sold Before Processing.

7. 2023-06-26
   historical 23-char remark

   Show marketing remark (23 chars)

   Sold Before Processing.

8. 2022-11-28
   historical
9. 2022-03-07
   listed $3,195,000 Active
10. 2004-06-30
    soldstatus $2,400,000
11. 1986-03-21
    soldstatus $148,000

ⓘ 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: $28,789 · $2,399/mo
• Projected year-2 tax: $28,789 · $2,399/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: $119,940
• − Mortgage interest: −$56,016
• − Property taxes: −$28,789
• − Insurance: −$5,000
• − Repairs & maintenance: −$9,595
• − Management: −$9,595
• − HOA: −$396
• − Depreciation: −$29,091
• Taxable loss: −$18,542
• Est. tax savings @ 24.0%: +$4,450
• After-tax cash flow: $2,088/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: Orange City
• NCES district ID: 3910016
• Math proficiency: 76% ▼ -11.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $114,295
• Composite: 73.37/100
• National rank: #182
• State rank: #32 of 656 in OH

Livability — Moreland Hills

• Score: 64/100
• State rank: #788
• US rank: #14310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreland Hills, OH
• 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 (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 (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 · 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: ▼ -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

+575.7% since first listed

10 events — show timeline

• 2026-05-31 Pending — MLSNOW
• 2026-05-04 Listed $1,000,000 MLSNOW
• 2023-10-06 Sold (Public Records) $2,740,000 Public Records
• 2023-10-06 Sold (MLS) $2,740,000 MLSNOW
• 2023-06-26 Listed $2,995,000 MLSNOW
• 2023-06-26 Listing Removed — MLSNOW
• 2022-11-28 Listing Removed — MLSNOW
• 2022-03-07 Listed $3,195,000 MLSNOW
• 2004-06-30 Sold (Public Records) $2,400,000 Public Records
• 1986-03-21 Sold (Public Records) $148,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $28,789 · -47.5% YoY. Source: county tax records.