34500 Jaclyn Dr · Solon, OH 44139

$425,000

4 bd · 1.5 ba · 1,628 sqft · SingleFamily public records · 20 Days on market

Built 1966 0.82 ac lot Est $337k · 26% over

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Why this score? — see what drove the F 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).

• Schools +8.1/10.0
• Cash flow +8.0/30.0
• Livability +4.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this beautiful, centrally located home in the heart of the desirable Solon! Close to shopping, parks and other amenities that this city has to offer! This 4 level split home sits on . 86 acres, boasts over 1900 square feet of living space and offers a large backyard with endless possibilities in a family oriented neighborhood. This home features an eat-in kitchen with hardwood floors that extends to the living and dining rooms. As you head upstairs, you'll notice the hardwood floors continues into all 4 nicely sized bedrooms that share an updated bath that features ceramic floors. When not looking to relax in the family room, you can spend time reading or entertaining in the 3 season sun room that flows to the attached deck, beautiful for watching the sun rise or set. The basement features a full bathroom, tons of storage, and a finished recreation area that walks out to a patio and open backyard. Although this home is in need of some TLC, major updates include: roof (20

Key facts

• Large family room
• Enclosed sunroom
• Updated kitchen

Tags

• NEW ROOF
• UPDATED KITCHEN
• LARGE FAMILY ROOM
• ENCLOSED SUNROOM
• FINISHED RECREATION AREA
• OPEN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (23.9% below list).
• Recommended offer: $324k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.3% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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 20 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y 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 $210k; list at $425k implies a 102% gain — meaningful room to come down on a strong offer.

Recommended offer $323,555 (23.9% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $336,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6514 Arbordale Ave	0.54mi	3/1.5 (-1)	1,640 (+1%)	5mo	$349,900	$213	64
35085 Bainbridge Rd	0.24mi	3/1.5 (-1)	1,516 (-7%)	13mo	$396,000	$261	62
35600 Bainbridge Rd	0.46mi	4/2.5	1,680 (+3%)	19mo	$323,000	$192	54
6609 Arbordale Ave	0.71mi	3/1.5 (-1)	1,580 (-3%)	7mo	$302,500	$191	51
6554 Arbordale Ave	0.61mi	3/1.5 (-1)	1,538 (-6%)	10mo	$336,000	$218	48
6580 Som Center Rd	0.64mi	3/1.0 (-1)	1,600 (-2%)	14mo	$270,000	$169	48
33645 Baldwin Rd	0.48mi	4/2.0	1,866 (+15%)	7mo	$305,000	$163	45
34775 Aurora Rd	0.45mi	3/1.0 (-1)	1,438 (-12%)	9mo	$258,000	$179	45
33716 Baldwin Rd	0.48mi	4/1.5	1,461 (-10%)	19mo	$302,000	$207	44
6454 Huntington	0.51mi	3/2.5 (-1)	1,840 (+13%)	7mo	$430,000	$234	40
6560 Arbordale Ave	0.62mi	3/2.5 (-1)	1,483 (-9%)	10mo	$345,000	$233	39
6399 Glenallen Ave	0.73mi	3/1.5 (-1)	1,740 (+7%)	15mo	$305,000	$175	36

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-96,828
• Equity at exit: $63,369

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-120,082
• Equity at exit: $36,746

Cash invested: $119,000 (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 44139

• Active inventory: 101
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,236 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$591 /mo · $7,087/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-440

Break-even live

Break-even rent $3,793

Max offer price $347,213

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34500 Brookmeade Pl Solon, OH	1.0–3.0	1.0–2.5	1378	$3,640	$2.64	2d	13	0.51mi
6569 Brookland Ave Solon, OH	3.0	2.0	1832	$2,450	$1.34	3d	1	0.67mi
32740 Parkway Dr Solon, OH	3.0	1.0	1064	$2,280	$2.14	24d	1	0.79mi

Listing history 13 events

1. 2026-06-18
   days on market $425,000 Active 20 DOM
2. 2026-06-17
   days on market $425,000 Active 19 DOM
3. 2026-06-16
   days on market $425,000 Active 18 DOM
4. 2026-06-15
   days on market $425,000 Active 17 DOM
5. 2026-06-13
   days on market $425,000 Active 15 DOM
6. 2026-06-09
   days on market $425,000 Active 11 DOM
7. 2026-06-08
   days on market $425,000 Active 10 DOM
8. 2026-06-07
   days on market $425,000 Active 9 DOM
9. 2026-06-05
   days on market $425,000 Active 6 DOM
10. 2026-06-03
    days on market $425,000 Active 5 DOM
11. 2026-06-02
    days on market $425,000 Active 4 DOM
12. 2026-06-01
    days on market $425,000 Active 3 DOM
13. 2026-05-31
    days on market $425,000 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: $7,087 · $591/mo
• Projected year-2 tax: $7,087 · $591/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $38,827
• − Mortgage interest: −$23,807
• − Property taxes: −$7,087
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$12,364
• Taxable loss: −$12,768
• Est. tax savings @ 24.0%: +$3,064
• After-tax cash flow: $-2,220/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

+191.3% since first listed

23 events — show timeline

• 2026-05-28 Listed $425,000 MLSNOW
• 2020-08-11 Pending — MLSNOW
• 2020-08-11 Sold (Public Records) $210,000 Public Records
• 2020-08-07 Sold (MLS) $210,000 MLSNOW
• 2020-07-06 Contingent — MLSNOW
• 2020-06-29 Listed $229,000 MLSNOW
• 2020-06-26 Coming Soon $229,000 MLSNOW
• 2010-02-25 Sold (Public Records) $147,000 Public Records
• 2010-02-25 Sold (MLS) $147,000 MLSNOW
• 2010-01-31 Listing Removed — MLSNOW
• 2009-08-28 Listed $145,000 MLSNOW
• 2001-12-14 Sold (Public Records) $185,000 Public Records
• 2001-12-14 Sold (MLS) $185,000 MLSNOW
• 2001-10-16 Listed $189,900 MLSNOW
• 1999-05-28 Sold (Public Records) $166,000 Public Records
• 1993-04-02 Sold (MLS) $135,000 MLSNOW
• 1993-03-25 Sold (Public Records) $135,000 Public Records
• 1993-03-01 Listing Removed — MLSNOW
• 1992-09-01 Listed $139,900 MLSNOW
• 1992-08-31 Listing Removed — MLSNOW
• 1992-07-31 Listed $145,900 MLSNOW
• 1992-07-29 Listing Removed — MLSNOW
• 1992-01-29 Listed $145,900 MLSNOW

Property tax history

+4.7%/yr

Latest (2025): $7,087 · +0.0% YoY. Source: county tax records.