25500 Country Club Blvd Unit 4 · North Olmsted, OH 44070

$90,000

1 bd · 1.0 ba · 705 sqft · Condo public records · 15 Days on market

Built 1974

---

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 +16.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy first floor living awaits the next owner of this one bedroom, one bath condo! The fully applianced kitchen and dining room lie at the center of the unit. The 12x18 living room, featuring a rustic, exposed brick wall, leads to an oversized three season sunroom with a wall of storage. Newer windows are throughout the home, along with many closets. The affordable monthly maintenance fee includes everything except electricity! This location is within minutes of endless shopping and dining options. Pets are welcome, so bring your fluffy friends and make this your home today!

Key facts

• Concrete patio
• Indoor patio
• Built 1974

Tags

• CONCRETE PATIO
• INDOOR PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $58 ($699/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• North Olmsted City (suburban): math 51% / reading 57% proficiency, ranked #368 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 159 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 16% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $42k; list at $90k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.29% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-12,039
• Equity at exit: $13,419

10-year hold

• IRR: -6.9%
• Equity multiple: 0.59×
• Total profit: $-10,367
• Equity at exit: $7,782

Cash invested: $25,200 (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 44070

• Rents YoY: 1.9%
• Active inventory: 159
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$472
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$38
• HOA est. from 3 same-building comps: −$216
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $58

Break-even live

Break-even rent $1,086

Max offer price $90,000

Occupancy floor 90%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26101 Country Club Blvd North Olmsted, OH	1.0–3.0	1.0–1.5	838	$1,010	$1.20	1d	8	0.30mi
25735 Lorain Rd #306 North Olmsted, OH	1.0	1.0	616	$1,000	$1.62	43d	1	0.68mi
25151 Brookpark Rd North Olmsted, OH	1.0–2.0	1.0	945	$1,020	$1.08	1d	1	0.90mi
5250 Columbia Rd North Olmsted, OH	2.0	1.0–1.5	665	$1,160	$1.74	43d	1	1.14mi
4122 Columbia Sq North Olmsted, OH	1.0	1.0	660	$1,054	$1.60	3d	2	1.33mi
4877 Columbia Rd North Olmsted, OH	2.0	1.0	775	$1,125	$1.45	43d	1	1.39mi
4829 Columbia Rd North Olmsted, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	1d	11	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-12
   listed $90,000 Active 155-char remark
2. 2019-03-28
   soldstatus $42,000 Sold 581-char remark

   Show marketing remark (581 chars)

   Easy first floor living awaits the next owner of this one bedroom, one bath condo! The fully applianced kitchen and dining room lie at the center of the unit. The 12x18 living room, featuring a rustic, exposed brick wall, leads to an oversized three season sunroom with a wall of storage. Newer windows are throughout the home, along with many closets. The affordable monthly maintenance fee includes everything except electricity! This location is within minutes of endless shopping and dining options. Pets are welcome, so bring your fluffy friends and make this your home today!

3. 2019-03-28
   soldstatus $42,000

   Show marketing remark (581 chars)

   Easy first floor living awaits the next owner of this one bedroom, one bath condo! The fully applianced kitchen and dining room lie at the center of the unit. The 12x18 living room, featuring a rustic, exposed brick wall, leads to an oversized three season sunroom with a wall of storage. Newer windows are throughout the home, along with many closets. The affordable monthly maintenance fee includes everything except electricity! This location is within minutes of endless shopping and dining options. Pets are welcome, so bring your fluffy friends and make this your home today!

4. 2019-03-03
   status Pending 581-char remark

   Show marketing remark (581 chars)

   Easy first floor living awaits the next owner of this one bedroom, one bath condo! The fully applianced kitchen and dining room lie at the center of the unit. The 12x18 living room, featuring a rustic, exposed brick wall, leads to an oversized three season sunroom with a wall of storage. Newer windows are throughout the home, along with many closets. The affordable monthly maintenance fee includes everything except electricity! This location is within minutes of endless shopping and dining options. Pets are welcome, so bring your fluffy friends and make this your home today!

5. 2019-02-28
   listed $44,999 Active 581-char remark

   Show marketing remark (581 chars)

   Easy first floor living awaits the next owner of this one bedroom, one bath condo! The fully applianced kitchen and dining room lie at the center of the unit. The 12x18 living room, featuring a rustic, exposed brick wall, leads to an oversized three season sunroom with a wall of storage. Newer windows are throughout the home, along with many closets. The affordable monthly maintenance fee includes everything except electricity! This location is within minutes of endless shopping and dining options. Pets are welcome, so bring your fluffy friends and make this your home today!

6. 2014-09-15
   soldstatus $30,000

   Show marketing remark (452 chars)

   Beautiful first floor ranch condo. No steps! Kitchen remodeled with stainless steel appliances. Newer windows in 3 season Florida sunroom & bedroom. Steps away from pool, clubhouse and play area. Association fee includes heat, water & sewer! Close to public transportation. Plenty of storage with built-ins in three season room and an additional storage closet just outside the unit. Rec area also has a nice basketball court. Pets welcome!

7. 2014-09-15
   soldstatus $30,000

   Show marketing remark (452 chars)

   Beautiful first floor ranch condo. No steps! Kitchen remodeled with stainless steel appliances. Newer windows in 3 season Florida sunroom & bedroom. Steps away from pool, clubhouse and play area. Association fee includes heat, water & sewer! Close to public transportation. Plenty of storage with built-ins in three season room and an additional storage closet just outside the unit. Rec area also has a nice basketball court. Pets welcome!

8. 2014-09-10
   historical

   Show marketing remark (452 chars)

   Beautiful first floor ranch condo. No steps! Kitchen remodeled with stainless steel appliances. Newer windows in 3 season Florida sunroom & bedroom. Steps away from pool, clubhouse and play area. Association fee includes heat, water & sewer! Close to public transportation. Plenty of storage with built-ins in three season room and an additional storage closet just outside the unit. Rec area also has a nice basketball court. Pets welcome!

9. 2014-07-10
   listed $34,000

   Show marketing remark (452 chars)

   Beautiful first floor ranch condo. No steps! Kitchen remodeled with stainless steel appliances. Newer windows in 3 season Florida sunroom & bedroom. Steps away from pool, clubhouse and play area. Association fee includes heat, water & sewer! Close to public transportation. Plenty of storage with built-ins in three season room and an additional storage closet just outside the unit. Rec area also has a nice basketball court. Pets welcome!

10. 2010-05-17
    soldstatus $49,000
11. 2010-05-17
    soldstatus $49,000
12. 2009-07-25
    listed $52,900
13. 2009-07-20
    historical
14. 2009-01-20
    listed $54,900
15. 2005-07-15
    soldstatus $62,000
16. 2005-07-14
    soldstatus $62,000
17. 2005-05-21
    listed $69,900
18. 1976-08-01
    soldstatus $21,000

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,914
• − Mortgage interest: −$5,041
• − Property taxes: −$1,587
• − Insurance: −$450
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − HOA: −$2,592
• − Depreciation: −$2,618
• Taxable loss: −$602
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $843/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: North Olmsted City
• NCES district ID: 3904452
• Math proficiency: 51% ▼ -17.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,338
• Composite: 46.98/100
• National rank: #2353
• State rank: #368 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

• Census place: North Olmsted, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,924
• Household income: $84,363
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 667.0

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% Hispanic / Latino 7% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 3% Other Indo-European 3% Arabic 3%

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: ▼ -243.21%
• Current HPI: 214.2257
• Rent YoY: ▲ 1.85%
• 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

+100.0% since first listed

17 events — show timeline

• 2019-03-28 Sold (Public Records) $42,000 Public Records
• 2019-03-28 Sold (MLS) $42,000 MLSNOW
• 2019-03-03 Pending — MLSNOW
• 2019-02-28 Listed $44,999 MLSNOW
• 2014-09-15 Sold (Public Records) $30,000 Public Records
• 2014-09-15 Sold (MLS) $30,000 MLSNOW
• 2014-09-10 Listing Removed — MLSNOW
• 2014-07-10 Listed $34,000 MLSNOW
• 2010-05-17 Sold (Public Records) $49,000 Public Records
• 2010-05-17 Sold (MLS) $49,000 MLSNOW
• 2009-07-25 Listed $52,900 MLSNOW
• 2009-07-20 Listing Removed — MLSNOW
• 2009-01-20 Listed $54,900 MLSNOW
• 2005-07-15 Sold (MLS) $62,000 MLSNOW
• 2005-07-14 Sold (Public Records) $62,000 Public Records
• 2005-05-21 Listed $69,900 MLSNOW
• 1976-08-01 Sold (Public Records) $21,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,587 · -1.1% YoY. Source: county tax records.