6447 Sandfield Dr · Brook Park, OH 44142

$225,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 6 Days on market

Built 1961 6,599 sqft lot Est $229k · at est.

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +8.3/15.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a fantastic opportunity to put in some work and make this estate sale property a fantastic home again. This home has replacement windows, a newer roof, and a huge shed in the backyard already for you. The covered front porch offers great space to enjoy summer evenings, it is plenty big enough for a table and chairs. Inside, the front half of the house is the living room, dining room and kitchen. It offers a nice, efficient, open floor plan. The back half of the house offers 3 bedrooms and a full bath.

Key facts

• New furnace
• New hot water tank
• First floor laundry

Tags

• ONE FLOOR LIVING
• FIRST FLOOR LAUNDRY
• NEW FURNACE
• NEW CENTRAL AIR CONDITIONING
• NEW HOT WATER TANK
• NEW ROOF

Property features AI

Exterior

• Parking: Driveway; Concrete surfaces; No attached garage; 1 garage space listed
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished living area recorded as 920; Year built source: public records
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered front porch with awning(s); Full backyard fence; Shed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Interior features: Open floorplan
• Laundry & utility: Washer; Dryer; Laundry located in kitchen on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 9.8% vs local median 5.2% in Brook Park — 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 74/100 on livability (#273 in OH, #4,475 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities 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: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 45% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1961 — 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 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: 1.19% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $229,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6330 Sandfield Dr	0.16mi	3/1.5	891 (-3%)	1mo	$235,000	$264	84
6330 Ledgebrook Dr	0.19mi	3/1.0	884 (-4%)	2mo	$225,000	$255	83
6448 Delores Blvd	0.21mi	3/1.0	884 (-4%)	2mo	$175,000	$198	82
6330 Stonecrest Dr	0.22mi	3/2.0	884 (-4%)	1mo	$149,900	$170	78
15425 Richard Dr	0.25mi	3/2.0	972 (+6%)	0mo	$245,000	$252	74
6719 Smith Rd	0.48mi	2/1.0 (-1)	910 (-1%)	5mo	$167,700	$184	67
15995 Paulding Blvd	0.63mi	3/2.0	912 (-1%)	2mo	$237,500	$260	64
6131 Hardin Dr	0.56mi	3/2.0	972 (+6%)	4mo	$230,000	$237	57
6065 Mercer Dr	0.70mi	2/2.0 (-1)	936 (+2%)	2mo	$232,900	$249	54
6095 Stark Dr	0.72mi	4/2.0 (+1)	936 (+2%)	2mo	$241,500	$258	52
6815 Middlebrook Blvd	0.66mi	3/1.0	1,004 (+9%)	3mo	$220,000	$219	52
14398 Sheldon Rd	0.59mi	3/2.0	1,034 (+12%)	3mo	$240,000	$232	45

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $5,666
• Equity at exit: $33,548

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $59,105
• Equity at exit: $19,454

Cash invested: $63,000 (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 44142

• Active inventory: 41
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,670 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $662

Break-even live

Break-even rent $1,833

Max offer price $225,000

Occupancy floor 70%

Sensitivity live

Price	-10% $789	-5% $725	+0% $662	+5% $598	+10% $534
Rent	-10% $451	-5% $556	+0% $662	+5% $767	+10% $873
Rate	-1.0pp $775	-0.5pp $719	base $662	+0.5pp $604	+1.0pp $544

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16261 Remora Blvd Brook Park, OH	3.0	1.0	936	$1,750	$1.87	45d	1	1.02mi
6333 W 130th St Cleveland, OH	3.0	2.0	1020	$2,000	$1.96	44d	1	1.24mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	2d	1	1.33mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $225,000 Pending 6 DOM
2. 2026-06-02
   days on market $225,000 Active 5 DOM
3. 2026-06-01
   days on market $225,000 Active 4 DOM
4. 2026-05-31
   days on market $225,000 Active 3 DOM
5. 2026-05-28
   listed $225,000 Active
6. 2020-10-09
   soldstatus $100,000
7. 2020-09-30
   soldstatus $100,000 Closed 514-char remark

   Show marketing remark (514 chars)

   This is a fantastic opportunity to put in some work and make this estate sale property a fantastic home again. This home has replacement windows, a newer roof, and a huge shed in the backyard already for you. The covered front porch offers great space to enjoy summer evenings, it is plenty big enough for a table and chairs. Inside, the front half of the house is the living room, dining room and kitchen. It offers a nice, efficient, open floor plan. The back half of the house offers 3 bedrooms and a full bath.

8. 2020-08-24
   status Pending 514-char remark

   Show marketing remark (514 chars)

   This is a fantastic opportunity to put in some work and make this estate sale property a fantastic home again. This home has replacement windows, a newer roof, and a huge shed in the backyard already for you. The covered front porch offers great space to enjoy summer evenings, it is plenty big enough for a table and chairs. Inside, the front half of the house is the living room, dining room and kitchen. It offers a nice, efficient, open floor plan. The back half of the house offers 3 bedrooms and a full bath.

9. 2020-08-20
   listed $90,000 Active 514-char remark

   Show marketing remark (514 chars)

   This is a fantastic opportunity to put in some work and make this estate sale property a fantastic home again. This home has replacement windows, a newer roof, and a huge shed in the backyard already for you. The covered front porch offers great space to enjoy summer evenings, it is plenty big enough for a table and chairs. Inside, the front half of the house is the living room, dining room and kitchen. It offers a nice, efficient, open floor plan. The back half of the house offers 3 bedrooms and a full bath.

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,799 · $233/mo
• Expected delta: +$711/yr (+$59/mo · 34.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $32,043
• − Mortgage interest: −$12,603
• − Property taxes: −$2,088
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$6,545
• Taxable income: $4,554
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $6,849/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 — Brook Park

• Score: 74/100
• State rank: #273
• US rank: #4475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brook Park, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,359
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,284
• Household income: $71,332
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 275.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 11% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, India, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -177.54%
• Current HPI: 193.7004
• 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

+150.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $225,000 MLSNOW
• 2020-10-09 Sold (Public Records) $100,000 Public Records
• 2020-09-30 Sold (MLS) $100,000 MLSNOW
• 2020-08-24 Pending — MLSNOW
• 2020-08-20 Listed $90,000 MLSNOW

Property tax history

+4.9%/yr

Latest (2025): $2,088 · -0.6% YoY. Source: county tax records.