19 Brookins Dr · North Olmsted, OH 44138

$49,900

2 bd · 1.0 ba · 924 sqft · Manufactured · 49 Days on market

Built 2000 $54/sqft · 28% above area Est $39k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.1/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a desirable, wide street within the community, this charming home is surrounded by green space, mature trees, and sidewalks for easy strolls. Inside, you’ll find an inviting open floor plan featuring two bedrooms and a spacious full bath complete with a soaking tub and separate shower. All appliances are included for added convenience. Updates provide peace of mind, including a furnace, central air, under-body insulation, and refrigerator (2021), along with a stove and hot water tank (2017). Exterior highlights include a carport, large covered porch with awning, and two storage sheds. Situated in a gated 55+ community, residents enjoy access to walking paths, a community party room, dog park, and picnic areas with grills—perfect for relaxed, low-maintenance living. Inspection done less than a year ago. Available upon request.

Key facts

• Parking
• Built 2000
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 4.0% in North Olmsted — 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 86/100 on livability (#38 in OH, #372 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Olmsted Falls City (suburban): math 70% / reading 70% proficiency, ranked #134 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.82% ✓
• Cap rate: 24.77%
• Cash-on-cash: 65.99%
• DSCR: 3.94
• GRM: 3.0

CMA / ARV

• ARV (median comp): $39,022
• List price: $49,900
• Delta: 27.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.2%
• Equity multiple: 3.93×
• Total profit: $40,868
• Equity at exit: $7,440

10-year hold

• IRR: 69.6%
• Equity multiple: 8.06×
• Total profit: $98,683
• Equity at exit: $4,314

Cash invested: $13,972 (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 44138

• Home prices YoY: -30.8%
• Active inventory: 183
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $768

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 40%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,199	$1.35	2d	1	1.30mi
5785 Fitch Rd North Olmsted, OH	2.0	1.0	1080	$1,650	$1.53	43d	1	1.33mi

Listing history 11 events

1. 2026-05-16
   price $49,900 860-char remark

   Show marketing remark (860 chars)

   Located on a desirable, wide street within the community, this charming home is surrounded by green space, mature trees, and sidewalks for easy strolls. Inside, you’ll find an inviting open floor plan featuring two bedrooms and a spacious full bath complete with a soaking tub and separate shower. All appliances are included for added convenience. Updates provide peace of mind, including a furnace, central air, under-body insulation, and refrigerator (2021), along with a stove and hot water tank (2017). Exterior highlights include a carport, large covered porch with awning, and two storage sheds. Situated in a gated 55+ community, residents enjoy access to walking paths, a community party room, dog park, and picnic areas with grills—perfect for relaxed, low-maintenance living. Inspection done less than a year ago. Available upon request.

2. 2026-04-24
   price $54,900 860-char remark

   Show marketing remark (860 chars)

   Located on a desirable, wide street within the community, this charming home is surrounded by green space, mature trees, and sidewalks for easy strolls. Inside, you’ll find an inviting open floor plan featuring two bedrooms and a spacious full bath complete with a soaking tub and separate shower. All appliances are included for added convenience. Updates provide peace of mind, including a furnace, central air, under-body insulation, and refrigerator (2021), along with a stove and hot water tank (2017). Exterior highlights include a carport, large covered porch with awning, and two storage sheds. Situated in a gated 55+ community, residents enjoy access to walking paths, a community party room, dog park, and picnic areas with grills—perfect for relaxed, low-maintenance living. Inspection done less than a year ago. Available upon request.

3. 2026-04-08
   listed $59,900 Active 860-char remark

   Show marketing remark (860 chars)

   Located on a desirable, wide street within the community, this charming home is surrounded by green space, mature trees, and sidewalks for easy strolls. Inside, you’ll find an inviting open floor plan featuring two bedrooms and a spacious full bath complete with a soaking tub and separate shower. All appliances are included for added convenience. Updates provide peace of mind, including a furnace, central air, under-body insulation, and refrigerator (2021), along with a stove and hot water tank (2017). Exterior highlights include a carport, large covered porch with awning, and two storage sheds. Situated in a gated 55+ community, residents enjoy access to walking paths, a community party room, dog park, and picnic areas with grills—perfect for relaxed, low-maintenance living. Inspection done less than a year ago. Available upon request.

4. 2024-06-28
   soldstatus $45,000 Closed 547-char remark

   Show marketing remark (547 chars)

   Located on one of the nicer, wide streets in the park, with lots of green space, trees and sidewalk. Charming home with open floor plan. Two bedrooms, large bath with soaking tub and separate shower. All appliances stay. Furnace, central air, under-body insulation and refrigerator replaced in 2021. Stove and hot water tank in 2017. Handicap ramp stays. Carport, large porch awning and two sheds Gated, 55+ Community offers walking paths, community party room, dog park, picnic tables and grill in the park. Seller is related to listing agent.

5. 2024-06-18
   status Pending 547-char remark

   Show marketing remark (547 chars)

   Located on one of the nicer, wide streets in the park, with lots of green space, trees and sidewalk. Charming home with open floor plan. Two bedrooms, large bath with soaking tub and separate shower. All appliances stay. Furnace, central air, under-body insulation and refrigerator replaced in 2021. Stove and hot water tank in 2017. Handicap ramp stays. Carport, large porch awning and two sheds Gated, 55+ Community offers walking paths, community party room, dog park, picnic tables and grill in the park. Seller is related to listing agent.

6. 2024-06-11
   historical Contingent 547-char remark

   Show marketing remark (547 chars)

   Located on one of the nicer, wide streets in the park, with lots of green space, trees and sidewalk. Charming home with open floor plan. Two bedrooms, large bath with soaking tub and separate shower. All appliances stay. Furnace, central air, under-body insulation and refrigerator replaced in 2021. Stove and hot water tank in 2017. Handicap ramp stays. Carport, large porch awning and two sheds Gated, 55+ Community offers walking paths, community party room, dog park, picnic tables and grill in the park. Seller is related to listing agent.

7. 2024-06-10
   listed $44,900 Active 547-char remark

   Show marketing remark (547 chars)

   Located on one of the nicer, wide streets in the park, with lots of green space, trees and sidewalk. Charming home with open floor plan. Two bedrooms, large bath with soaking tub and separate shower. All appliances stay. Furnace, central air, under-body insulation and refrigerator replaced in 2021. Stove and hot water tank in 2017. Handicap ramp stays. Carport, large porch awning and two sheds Gated, 55+ Community offers walking paths, community party room, dog park, picnic tables and grill in the park. Seller is related to listing agent.

8. 2017-03-03
   status Pending
9. 2017-02-28
   soldstatus $11,000 Sold
10. 2017-01-30
    historical Contingent
11. 2017-01-23
    listed $15,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $16,908
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$1,452
• Taxable income: $8,958
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,070/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: Olmsted Falls City
• NCES district ID: 3904657
• Math proficiency: 70% ▼ -14.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $68,307
• Composite: 61.12/100
• National rank: #787
• State rank: #134 of 656 in OH

Livability — North Olmsted

• Score: 86/100
• State rank: #38
• US rank: #372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cuyahoga · 1,045,444 people
• City population: 31,924
• Metro: Cleveland, OH
• Population (ZIP): 23,129
• Household income: $93,877
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 7.6

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Arabic 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: ▼ -89.76%
• Current HPI: 201.9716
• 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

+232.7% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $49,900 MLSNOW
• 2026-04-24 Price Changed $54,900 MLSNOW
• 2026-04-08 Listed $59,900 MLSNOW
• 2024-06-28 Sold (MLS) $45,000 MLSNOW
• 2024-06-18 Pending — MLSNOW
• 2024-06-11 Contingent — MLSNOW
• 2024-06-10 Listed $44,900 MLSNOW
• 2017-03-03 Pending — MLSNOW
• 2017-02-28 Sold (MLS) $11,000 MLSNOW
• 2017-01-30 Contingent — MLSNOW
• 2017-01-23 Listed $15,000 MLSNOW