7 Pageant Ln Unit PAG07 · Olmsted Falls, OH 44138

$137,500

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 207 Days on market

Built 2025 Fair condition ↓ 2% since listing

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning, Must See Home!!!

Key facts

• Built 2025
• Listed 207 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $138k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.2% in Olmsted Falls — 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 73/100 on livability (#343 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $951 of loan paydown is wiped out by about $4k 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 207 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 11 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,907
• Equity at exit: $20,502

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $13,962
• Equity at exit: $11,888

Cash invested: $38,500 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$721
• Tax est. 1.5%: −$172 /mo · $2,062/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $240

Break-even live

Break-even rent $1,287

Max offer price $137,500

Occupancy floor 80%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5785 Fitch Rd North Olmsted, OH	2.0	1.0	1080	$1,650	$1.53	43d	1	1.12mi
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,299	$1.46	2d	1	1.36mi
27080 Oakwood Dr Olmsted Falls, OH	1.0–2.0	1.0–2.0	975	$1,780	$1.83	1d	39	1.37mi

Listing history 35 events

1. 2026-06-18
   days on market $137,500 Active 207 DOM
2. 2026-06-17
   days on market $137,500 Active 206 DOM
3. 2026-06-16
   days on market $137,500 Active 205 DOM
4. 2026-06-15
   days on market $137,500 Active 204 DOM
5. 2026-06-13
   days on market $137,500 Active 202 DOM
6. 2026-06-13
   days on market $137,500 Active 201 DOM
7. 2026-06-09
   days on market $137,500 Active 198 DOM
8. 2026-06-08
   days on market $137,500 Active 197 DOM
9. 2026-06-07
   pricedays on market $137,500 Active 196 DOM
10. 2026-06-03
    days on market $139,777 Active 192 DOM
11. 2026-06-02
    days on market $139,777 Active 191 DOM
12. 2026-06-01
    days on market $139,777 Active 190 DOM
13. 2026-05-31
    days on market $139,777 Active 189 DOM
14. 2026-05-06
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

15. 2026-05-05
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

16. 2026-04-27
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

17. 2026-04-27
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

18. 2026-04-20
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

19. 2026-04-20
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

20. 2026-04-13
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

21. 2026-04-13
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

22. 2026-04-03
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

23. 2026-04-03
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

24. 2026-03-12
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

25. 2026-03-12
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

26. 2026-03-01
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

27. 2026-03-01
    price $139,777 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

28. 2025-12-06
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

29. 2025-12-03
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

30. 2025-12-03
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

31. 2025-10-25
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

32. 2025-10-25
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

33. 2025-09-21
    status Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

34. 2025-09-21
    historical 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

35. 2025-08-23
    listed $142,900 Active 26-char remark

    Show marketing remark (26 chars)

    Stunning, Must See Home!!!

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,095
• − Mortgage interest: −$7,702
• − Property taxes: −$2,062
• − Insurance: −$1,485
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,000
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,695/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home has a fair condition with minor repairs and maintenance needed. Upgrading the exterior and HVAC system would significantly increase its value.

Repairs flagged

• Minor Roof — Possible minor wear indicated by satellite image.
• Minor Exterior Siding — Possible minor wear indicated by satellite image.
• Minor Landscaping — Basic landscaping could be improved for better curb appeal.

Value-add opportunities

• Both Painting and updating the exterior — Fresh paint and landscaping would enhance both resale and rental value.
• Both Upgrading the HVAC system — A more efficient HVAC system would improve comfort and energy efficiency, attracting more buyers and renters.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing exterior would increase curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Possible minor wear indicated by satellite image.	Minor	$500–3,000
Exterior Siding · Possible minor wear indicated by satellite image.	Minor	$500–3,000
Landscaping · Basic landscaping could be improved for better curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating the exterior — Fresh paint and landscaping would enhance both resale and rental value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system would improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing exterior would increase curb appeal and attract more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Olmsted Falls

• Score: 73/100
• State rank: #343
• US rank: #5595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cuyahoga · 1,045,444 people
• 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

-2.2% since first listed

22 events — show timeline

• 2026-05-06 Relisted — Zillow
• 2026-05-05 Delisted — Zillow
• 2026-04-27 Relisted — Zillow
• 2026-04-27 Delisted — Zillow
• 2026-04-20 Relisted — Zillow
• 2026-04-20 Delisted — Zillow
• 2026-04-13 Relisted — Zillow
• 2026-04-13 Delisted — Zillow
• 2026-04-03 Relisted — Zillow
• 2026-04-03 Delisted — Zillow
• 2026-03-12 Relisted — Zillow
• 2026-03-12 Delisted — Zillow
• 2026-03-01 Relisted — Zillow
• 2026-03-01 Price Changed $139,777 Zillow
• 2025-12-06 Delisted — Zillow
• 2025-12-03 Relisted — Zillow
• 2025-12-03 Delisted — Zillow
• 2025-10-25 Relisted — Zillow
• 2025-10-25 Delisted — Zillow
• 2025-09-21 Relisted — Zillow
• 2025-09-21 Delisted — Zillow
• 2025-08-23 Listed $142,900 Zillow