221 Mulberry St · Berea, OH 44017

$200,000

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 11 Days on market

Built 1865 8,276 sqft lot Est $257k · 22% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-4 Bed, 1 Bath Colonial with over 1400 square feet of living space approximately 1/2 mile from the campus of Baldwin Wallace University. Enclosed Porch, Fence and 2 Car Garage. Nice backyard.

Key facts

• Nice backyard
• Enclosed porch
• Fence

Tags

• ENCLOSED PORCH
• FENCE
• NICE BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway access
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Asphalt/fiberglass roof; Above-grade finished area about 1,434
• Construction: Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Chain link fence

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating with radiators
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.5% vs local median 4.9% in Berea — 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 80/100 on livability (#136 in OH, #1,955 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1865 — 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. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $256,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Elmwood Dr	0.37mi	3/1.0	1,489 (+4%)	1mo	$235,000	$158	76
348 High St	0.32mi	3/2.5	1,560 (+9%)	1mo	$271,000	$174	64
41 W 5th Ave	0.31mi	3/1.5	1,593 (+11%)	4mo	$295,000	$185	62
19 Baker St	0.43mi	3/2.0	1,536 (+7%)	5mo	$265,000	$173	60
209 Gibson St	0.47mi	3/1.5	1,564 (+9%)	3mo	$187,000	$120	58
143 Baker St	0.42mi	3/2.0	1,256 (-12%)	1mo	$300,000	$239	55
200 Gibson St	0.48mi	3/1.0	1,256 (-12%)	4mo	$225,000	$179	54
212 E Bridge St	0.64mi	3/3.0	1,346 (-6%)	0mo	$250,000	$186	52
28 Crocker St	0.65mi	2/1.0 (-1)	1,280 (-11%)	4mo	$206,000	$161	44
75 Sunset Dr	0.69mi	3/1.5	1,592 (+11%)	5mo	$245,600	$154	43
159 Eastland Rd	0.75mi	3/2.5	1,301 (-9%)	7mo	$265,000	$204	38
217 Kraft St	0.62mi	3/2.0	1,232 (-14%)	8mo	$270,000	$219	37

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-8,587
• Equity at exit: $29,821

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $23,204
• Equity at exit: $17,292

Cash invested: $56,000 (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 44017

• Active inventory: 61
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $374

Break-even live

Break-even rent $1,688

Max offer price $200,000

Occupancy floor 78%

Sensitivity live

Price	-10% $487	-5% $431	+0% $374	+5% $317	+10% $261
Rent	-10% $203	-5% $289	+0% $374	+5% $459	+10% $545
Rate	-1.0pp $475	-0.5pp $425	base $374	+0.5pp $322	+1.0pp $269

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Barrett Rd Berea, OH	3.0	1.0–2.0	798	$1,445	$1.81	11d	1	0.45mi
287 Edgewood Dr Berea, OH	3.0	1.0	1284	$1,800	$1.40	3d	1	0.91mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	8d	1	0.97mi
129 Riveredge Pkwy Berea, OH	3.0	1.5	1767	$1,800	$1.02	45d	1	1.13mi
125 Sheldon Rd Berea, OH	1.0–2.0	1.0–1.5	782	$1,815	$2.32	3d	1	1.17mi

Listing history 8 events

1. 2026-06-21
   days on market $200,000 Active 11 DOM
2. 2026-06-18
   days on market $200,000 Active 8 DOM
3. 2026-06-17
   days on market $200,000 Active 7 DOM
4. 2026-06-16
   days on market $200,000 Active 6 DOM
5. 2026-06-15
   days on market $200,000 Active 5 DOM
6. 2026-06-13
   days on market $200,000 Active 3 DOM
7. 2026-06-13
   remarks 200-char remark
8. 2026-06-13
   listed $200,000 Active 2 DOM

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,767 · $231/mo
• Expected delta: +$353/yr (+$29/mo · 14.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,935
• − Mortgage interest: −$11,203
• − Property taxes: −$2,415
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$5,818
• Taxable income: $1,349
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $4,164/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Berea

• Score: 80/100
• State rank: #136
• US rank: #1955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berea, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,279
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,279
• Household income: $75,231
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 356.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 0%

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: ▼ -139.89%
• Current HPI: 208.8113
• Rent YoY: —
• 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

+53.8% since first listed

6 events — show timeline

• 2026-06-09 Listed $200,000 MLSNOW
• 2025-09-22 Listing Removed — MLSNOW
• 2025-09-10 Price Changed $139,900 MLSNOW
• 2025-08-04 Price Changed $159,900 MLSNOW
• 2025-07-17 Listed $179,900 MLSNOW
• 2025-02-19 Sold (Public Records) $130,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,415 · -0.2% YoY. Source: county tax records.