8942 Elm St · Brecksville, OH 44141

$390,000

4 bd · 2.0 ba · 2,360 sqft · SingleFamily public records · 4 Days on market

Built 1868 0.32 ac lot $165/sqft · 11% below area Est $439k · 11% under

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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).

• ARV discount +12.6/15.0
• Cash flow +9.5/30.0
• Schools +7.5/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom Century Home W/ 9ft ceilings & large open rooms. Hardwood floors throughout. First floor den or bedroom. Recently updated kitchen with new appliances and fresh paint. If your looking for a home with century home character this is it. The exterior offers a two car garage, four covered porches, rear patio and a sandstone walkway.

Key facts

• Updated finishes
• Spacious kitchen
• High ceilings

Tags

• HISTORIC OLD TOWN DISTRICT
• HIGH CEILINGS
• OVERSIZED WINDOWS
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• UPDATED FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (17.1% below list).
• Recommended offer: $323k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Brecksville — 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 77/100 on livability (#183 in OH, #2,852 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Brecksville-Broadview Heights City (suburban): math 85% / reading 85% proficiency, ranked #23 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Brecksville-Broadview Heights Middle School (math 86% / reading 86%, grade A+, #13 of 654 statewide, top 2%, 796 students, 10% FRL); Brecksville-Broadview Heights High School (math 76% / reading 83%, grade A-, #35 of 781 statewide, top 6%, 1,232 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 30% of the median local income ($127k/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 $3k of loan paydown is wiped out by about $12k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 25y 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 $172k; list at $390k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $323,267 (17.1% 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 1868 — 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: 0.83% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (median comp): $439,432
• List price: $390,000
• Delta: -11.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7448 Amber Ln	0.68mi	4/2.5	2,224 (-6%)	0mo	$361,500	$163	56
8096 Long Forest Dr	0.55mi	3/2.5 (-1)	2,710 (+15%)	1mo	$560,000	$207	42
7621 Winding Way	0.64mi	4/3.0	2,182 (-8%)	15mo	$460,000	$211	41
7435 Amber Ln	0.74mi	4/3.0	2,628 (+11%)	8mo	$487,500	$186	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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-80,543
• Equity at exit: $58,150

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-92,110
• Equity at exit: $33,720

Cash invested: $109,200 (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 44141

• Active inventory: 98
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,233 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$621 /mo · $7,446/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-274

Break-even live

Break-even rent $3,580

Max offer price $341,525

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-164	+0% $-274	+5% $-385	+10% $-495
Rent	-10% $-530	-5% $-402	+0% $-274	+5% $-147	+10% $-19
Rate	-1.0pp $-78	-0.5pp $-175	base $-274	+0.5pp $-375	+1.0pp $-478

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6803 Cranbrook Dr Brecksville, OH	3.0	3.0	2304	$3,500	$1.52	14d	1	0.47mi
6960 Carriage Hill Dr Brecksville, OH	3.0	2.0	1659	$2,250	$1.36	0d	1	1.24mi

Listing history 24 events

1. 2026-05-18
   status Pending 1671-char remark
2. 2026-05-18
   historical Contingent 1671-char remark
3. 2026-05-14
   listed $390,000 Active 1671-char remark
4. 2014-03-07
   soldstatus $172,000 345-char remark

   Show marketing remark (345 chars)

   4 Bedroom Century Home W/ 9ft ceilings & large open rooms. Hardwood floors throughout. First floor den or bedroom. Recently updated kitchen with new appliances and fresh paint. If your looking for a home with century home character this is it. The exterior offers a two car garage, four covered porches, rear patio and a sandstone walkway.

5. 2013-09-25
   listed $172,000 345-char remark

   Show marketing remark (345 chars)

   4 Bedroom Century Home W/ 9ft ceilings & large open rooms. Hardwood floors throughout. First floor den or bedroom. Recently updated kitchen with new appliances and fresh paint. If your looking for a home with century home character this is it. The exterior offers a two car garage, four covered porches, rear patio and a sandstone walkway.

6. 2013-01-10
   historical
7. 2011-07-07
   listed $214,900
8. 2007-09-14
   historical
9. 2007-03-14
   listed $239,000
10. 2006-10-13
    historical
11. 2006-04-20
    listed $229,900
12. 2005-01-03
    soldstatus $210,000
13. 2005-01-03
    soldstatus $203,000
14. 2004-12-06
    listed $239,500
15. 2004-12-02
    historical
16. 2004-06-02
    listed $239,500
17. 2003-09-26
    soldstatus $210,000
18. 2003-09-26
    soldstatus $215,000
19. 2003-07-16
    listed $229,500
20. 2002-07-12
    historical
21. 2002-01-12
    listed $259,500
22. 2001-06-26
    historical
23. 2001-03-26
    listed $269,900
24. 1994-06-17
    soldstatus $120,500

ⓘ 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: $7,446 · $621/mo
• Projected year-2 tax: $7,446 · $621/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $38,792
• − Mortgage interest: −$21,846
• − Property taxes: −$7,446
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,103
• − Management: −$3,103
• − Depreciation: −$11,345
• Taxable loss: −$10,002
• Est. tax savings @ 24.0%: +$2,401
• After-tax cash flow: $-892/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: Brecksville-Broadview Heights City
• NCES district ID: 3904364
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $81,033
• Composite: 74.78/100
• National rank: #149
• State rank: #23 of 656 in OH

Livability — Brecksville

• Score: 77/100
• State rank: #183
• US rank: #2852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brecksville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 13,954
• Metro: Cleveland, OH
• Population (ZIP): 13,954
• Household income: $127,347
• Rent vs Own: 14.8% rent · 85.2% 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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Asian 5% Black 1%
• Common ancestry: Romanian 17% Slovak 2% Italian 2%
• Foreign-born: 7% · South Korea, China
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -147.81%
• Current HPI: 196.4397
• 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

+223.7% since first listed

24 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-18 Contingent — MLSNOW
• 2026-05-14 Listed $390,000 MLSNOW
• 2014-03-07 Sold (MLS) $172,000 MLSNOW
• 2013-09-25 Listed $172,000 MLSNOW
• 2013-01-10 Listing Removed — MLSNOW
• 2011-07-07 Listed $214,900 MLSNOW
• 2007-09-14 Listing Removed — MLSNOW
• 2007-03-14 Listed $239,000 MLSNOW
• 2006-10-13 Listing Removed — MLSNOW
• 2006-04-20 Listed $229,900 MLSNOW
• 2005-01-03 Sold (Public Records) $203,000 Public Records
• 2005-01-03 Sold (MLS) $210,000 MLSNOW
• 2004-12-06 Listed $239,500 MLSNOW
• 2004-12-02 Listing Removed — MLSNOW
• 2004-06-02 Listed $239,500 MLSNOW
• 2003-09-26 Sold (Public Records) $215,000 Public Records
• 2003-09-26 Sold (MLS) $210,000 MLSNOW
• 2003-07-16 Listed $229,500 MLSNOW
• 2002-07-12 Listing Removed — MLSNOW
• 2002-01-12 Listed $259,500 MLSNOW
• 2001-06-26 Listing Removed — MLSNOW
• 2001-03-26 Listed $269,900 MLSNOW
• 1994-06-17 Sold (Public Records) $120,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $7,446 · +0.0% YoY. Source: county tax records.