28180 Detroit Rd Unit A-2 · Westlake, OH 44145

$168,000

2 bd · 1.5 ba · 960 sqft · Condo public records · 110 Days on market

Built 1983 $326/mo HOA · 17% of rent

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Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +6.2/10.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your beautiful new condo — where modern comfort meets effortless living! This impeccably maintained 2-bedroom, 2-bath home is perfectly situated just minutes from Crocker Park, Lake Erie, and major highways for ultimate convenience. Enjoy a truly carefree lifestyle with all exterior maintenance — from lawn care to snow removal — completely handled for you. Step inside to discover thoughtful updates throughout, including a stylish barn door to the utility room, dual sliding glass doors, and a gorgeous selection of new stainless-steel appliances. Recent improvements like• 2018: HVAC replaced • 2021: Front bedroom windows replaced; kitchen sink faucet & disposal updated, and a new GE refrigerator (2024), LG dishwasher (2023), and plush bedroom carpeting (2025) make moving in an absolute delight. Bathroom update - showers refinished; new bathroom sink-faucets. With a community pool for relaxation and a fireplace recently cleaned and inspected for cozy nights in, this condo offers both leisure and peace of mind. Professionally maintained by L & K Heating & Cooling with regular system inspections— furnace inspected and cleaned (Fall 2024) and A/C inspected and tuned up (April 2025). , this home is ready for you to move right in and start enjoying the easy, maintenance-free lifestyle you deserve!

Key facts

• Bathroom update
• Community pool
• Barn door

Tags

• BARN DOOR
• DUAL SLIDING GLASS DOORS
• NEW STAINLESS STEEL APPLIANCES
• COMMUNITY POOL
• BATHROOM UPDATE
• SHOWERS REFINISHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $34 ($406/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.3% in Westlake — 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 82/100 on livability (#79 in OH, #1,202 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Westlake City (suburban): math 71% / reading 79% proficiency, ranked #76 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.3%/yr); 163 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $5k 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 110 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $85k; list at $168k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-26,141
• Equity at exit: $25,049

10-year hold

• IRR: -8.6%
• Equity multiple: 0.48×
• Total profit: $-24,324
• Equity at exit: $14,526

Cash invested: $47,040 (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 44145

• Rents YoY: 2.3%
• Active inventory: 163
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$881
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$70
• HOA: −$326
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $34

Break-even live

Break-even rent $1,841

Max offer price $168,000

Occupancy floor 93%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27825 Detroit Rd Westlake, OH	1.0–2.0	1.0–1.5	950	$1,463	$1.54	1d	5	0.19mi
27701 Detroit Rd Westlake, OH	1.0–2.0	1.0–2.0	899	$2,229	$2.48	1d	12	0.20mi
28600 Detroit Rd Westlake, OH	1.0–2.0	1.0–2.0	931	$1,900	$2.04	1d	17	0.24mi
1575 Hunters Chase Dr Westlake, OH	1.0–2.0	1.0–2.0	838	$1,747	$2.08	1d	25	0.35mi
27433 Detroit Rd Westlake, OH	1.0–2.0	1.0–2.0	937	$1,527	$1.63	1d	8	0.52mi
1500 Westford Cir Westlake, OH	1.0	1.0	696	$1,616	$2.32	1d	1	0.59mi
27652 Westchester Pkwy Westlake, OH	2.0	1.5	1000	$1,731	$1.73	1d	3	0.75mi
177 Market St Westlake, OH	3.0	1.0–2.0	1034	$2,510	$2.43	1d	36	1.07mi
1630 Cedarwood Dr Westlake, OH	1.0–2.0	1.0–2.0	1037	$2,169	$2.09	1d	15	1.11mi
1660 Cedarwood Dr Westlake, OH	2.0	1.0	724	$1,375	$1.90	12d	1	1.29mi
25885 Kensington Dr Westlake, OH	1.0–2.0	1.5–2.5	1075	$2,099	$1.95	1d	6	1.46mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: landscapingsnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-14
   historical Contingent 1376-char remark

   Show marketing remark (1376 chars)

   Welcome home to your beautiful new condo — where modern comfort meets effortless living! This impeccably maintained 2-bedroom, 2-bath home is perfectly situated just minutes from Crocker Park, Lake Erie, and major highways for ultimate convenience. Enjoy a truly carefree lifestyle with all exterior maintenance — from lawn care to snow removal — completely handled for you. Step inside to discover thoughtful updates throughout, including a stylish barn door to the utility room, dual sliding glass doors, and a gorgeous selection of new stainless-steel appliances. Recent improvements like• 2018: HVAC replaced • 2021: Front bedroom windows replaced; kitchen sink faucet & disposal updated, and a new GE refrigerator (2024), LG dishwasher (2023), and plush bedroom carpeting (2025) make moving in an absolute delight. Bathroom update - showers refinished; new bathroom sink-faucets. With a community pool for relaxation and a fireplace recently cleaned and inspected for cozy nights in, this condo offers both leisure and peace of mind. Professionally maintained by L & K Heating & Cooling with regular system inspections— furnace inspected and cleaned (Fall 2024) and A/C inspected and tuned up (April 2025). , this home is ready for you to move right in and start enjoying the easy, maintenance-free lifestyle you deserve!

2. 2026-04-20
   status Active 1376-char remark

   Show marketing remark (1376 chars)

   Welcome home to your beautiful new condo — where modern comfort meets effortless living! This impeccably maintained 2-bedroom, 2-bath home is perfectly situated just minutes from Crocker Park, Lake Erie, and major highways for ultimate convenience. Enjoy a truly carefree lifestyle with all exterior maintenance — from lawn care to snow removal — completely handled for you. Step inside to discover thoughtful updates throughout, including a stylish barn door to the utility room, dual sliding glass doors, and a gorgeous selection of new stainless-steel appliances. Recent improvements like• 2018: HVAC replaced • 2021: Front bedroom windows replaced; kitchen sink faucet & disposal updated, and a new GE refrigerator (2024), LG dishwasher (2023), and plush bedroom carpeting (2025) make moving in an absolute delight. Bathroom update - showers refinished; new bathroom sink-faucets. With a community pool for relaxation and a fireplace recently cleaned and inspected for cozy nights in, this condo offers both leisure and peace of mind. Professionally maintained by L & K Heating & Cooling with regular system inspections— furnace inspected and cleaned (Fall 2024) and A/C inspected and tuned up (April 2025). , this home is ready for you to move right in and start enjoying the easy, maintenance-free lifestyle you deserve!

3. 2026-02-10
   historical Contingent 1376-char remark

   Show marketing remark (1376 chars)

   Welcome home to your beautiful new condo — where modern comfort meets effortless living! This impeccably maintained 2-bedroom, 2-bath home is perfectly situated just minutes from Crocker Park, Lake Erie, and major highways for ultimate convenience. Enjoy a truly carefree lifestyle with all exterior maintenance — from lawn care to snow removal — completely handled for you. Step inside to discover thoughtful updates throughout, including a stylish barn door to the utility room, dual sliding glass doors, and a gorgeous selection of new stainless-steel appliances. Recent improvements like• 2018: HVAC replaced • 2021: Front bedroom windows replaced; kitchen sink faucet & disposal updated, and a new GE refrigerator (2024), LG dishwasher (2023), and plush bedroom carpeting (2025) make moving in an absolute delight. Bathroom update - showers refinished; new bathroom sink-faucets. With a community pool for relaxation and a fireplace recently cleaned and inspected for cozy nights in, this condo offers both leisure and peace of mind. Professionally maintained by L & K Heating & Cooling with regular system inspections— furnace inspected and cleaned (Fall 2024) and A/C inspected and tuned up (April 2025). , this home is ready for you to move right in and start enjoying the easy, maintenance-free lifestyle you deserve!

4. 2026-02-05
   listed $168,000 Active 1376-char remark

   Show marketing remark (1376 chars)

   Welcome home to your beautiful new condo — where modern comfort meets effortless living! This impeccably maintained 2-bedroom, 2-bath home is perfectly situated just minutes from Crocker Park, Lake Erie, and major highways for ultimate convenience. Enjoy a truly carefree lifestyle with all exterior maintenance — from lawn care to snow removal — completely handled for you. Step inside to discover thoughtful updates throughout, including a stylish barn door to the utility room, dual sliding glass doors, and a gorgeous selection of new stainless-steel appliances. Recent improvements like• 2018: HVAC replaced • 2021: Front bedroom windows replaced; kitchen sink faucet & disposal updated, and a new GE refrigerator (2024), LG dishwasher (2023), and plush bedroom carpeting (2025) make moving in an absolute delight. Bathroom update - showers refinished; new bathroom sink-faucets. With a community pool for relaxation and a fireplace recently cleaned and inspected for cozy nights in, this condo offers both leisure and peace of mind. Professionally maintained by L & K Heating & Cooling with regular system inspections— furnace inspected and cleaned (Fall 2024) and A/C inspected and tuned up (April 2025). , this home is ready for you to move right in and start enjoying the easy, maintenance-free lifestyle you deserve!

5. 2026-01-16
   historical
6. 2025-12-04
   price $167,500
7. 2025-10-14
   listed $170,000 Active
8. 2020-04-17
   soldstatus $85,000
9. 1995-03-14
   soldstatus $80,500
10. 1995-03-14
    soldstatus $80,500
11. 1994-11-30
    historical
12. 1994-08-16
    listed $81,900
13. 1991-06-28
    soldstatus $79,900
14. 1991-06-27
    soldstatus $79,900
15. 1989-12-20
    soldstatus $76,000
16. 1985-08-13
    soldstatus $68,900

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$244/yr (+$20/mo · 11.4%)

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

Taxation est. · year 1

• Rental income: $22,611
• − Mortgage interest: −$9,411
• − Property taxes: −$2,133
• − Insurance: −$840
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$3,912
• − Depreciation: −$4,887
• Taxable loss: −$2,189
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $931/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: Westlake City
• NCES district ID: 3904506
• Math proficiency: 71% ▼ -12.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $74,709
• Composite: 65.85/100
• National rank: #451
• State rank: #76 of 656 in OH

Livability — Westlake

• Score: 82/100
• State rank: #79
• US rank: #1202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westlake, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 34,104
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,104
• Household income: $112,200
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 690.0

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 (85%)
• Race & ethnicity: White 85% Asian 7% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 7% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Arabic 5% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -191.97%
• Current HPI: 202.4805
• Rent YoY: ▲ 2.32%
• 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

+143.8% since first listed

16 events — show timeline

• 2026-05-14 Contingent — MLSNOW
• 2026-04-20 Relisted — MLSNOW
• 2026-02-10 Contingent — MLSNOW
• 2026-02-05 Listed $168,000 MLSNOW
• 2026-01-16 Listing Removed — MLSNOW
• 2025-12-04 Price Changed $167,500 MLSNOW
• 2025-10-14 Listed $170,000 MLSNOW
• 2020-04-17 Sold (Public Records) $85,000 Public Records
• 1995-03-14 Sold (Public Records) $80,500 Public Records
• 1995-03-14 Sold (MLS) $80,500 MLSNOW
• 1994-11-30 Listing Removed — MLSNOW
• 1994-08-16 Listed $81,900 MLSNOW
• 1991-06-28 Sold (Public Records) $79,900 Public Records
• 1991-06-27 Sold (Public Records) $79,900 Public Records
• 1989-12-20 Sold (Public Records) $76,000 Public Records
• 1985-08-13 Sold (Public Records) $68,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,133 · -1.0% YoY. Source: county tax records.