6814-6816 Bradley Ave · Parma, OH 44129

$223,900

4 bd · 2.0 ba · 2,105 sqft · MultiFamily public records · 20 Days on market

Built 1931 5,445 sqft lot Est $267k · 16% under

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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 +27.4/30.0
• ARV discount +14.8/15.0
• DSCR +9.6/10.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

Key facts

• Updated electrical
• Updated mechanicals
• Updated plumbing

Tags

• FULLY RENOVATED DUPLEX
• NEW INTERIOR FINISHES
• UPDATED MECHANICALS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• PARTIALLY FINISHED THIRD FLOOR

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $224k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive. Per door: $326/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $221k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.0% in Parma — 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 (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 85 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,843/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 541% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 4.3% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $155k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,541 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.27% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $267,335
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7414 Marlborough Ave	0.21mi	4/2.0	2,062 (-2%)	5mo	$260,000	$126	82
6511 Laverne Ave	0.12mi	4/3.0	2,324 (+10%)	1mo	$295,000	$127	73
7413 Brookpark Rd	0.34mi	4/2.0	2,059 (-2%)	12mo	$150,000	$73	71
5406-5408 Merkle Ave	0.52mi	4/3.0	1,904 (-10%)	2mo	$290,000	$152	55
7600 Dresden Ave	0.65mi	4/2.0	1,900 (-10%)	6mo	$300,000	$158	48
6003 Snow Rd	0.72mi	4/2.0	1,872 (-11%)	5mo	$225,000	$120	44
6907 Gerald Ave	0.61mi	4/2.0	1,856 (-12%)	17mo	$221,875	$120	38
5521 W 48th St	0.73mi	5/3.0 (+1)	2,408 (+14%)	7mo	$362,000	$150	27

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $9,097
• Equity at exit: $33,384

10-year hold

• IRR: 14.4%
• Equity multiple: 2.24×
• Total profit: $77,484
• Equity at exit: $19,359

Cash invested: $62,692 (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 44129

• Rents YoY: 4.3%
• Active inventory: 85
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$326 /mo · $3,910/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $653

Break-even live

Break-even rent $2,017

Max offer price $223,900

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,844
Total (2 units)			$2,843

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	43d	1	0.17mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	4d	1	0.40mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	7d	1	0.40mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	1d	1	0.75mi
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	1d	1	0.78mi
4407 Woodway Ave Cleveland, OH	3.0	2.0	1728	$1,750	$1.01	23d	1	0.89mi
4823 Elizabeth Ln Cleveland, OH	4.0	2.5	2936	$3,000	$1.02	43d	1	0.91mi
5939 Pearl Rd Cleveland, OH	4.0	2.0	2000	$2,499	$1.25	1d	1	1.26mi

Listing history 18 events

1. 2026-04-09
   status Pending
2. 2026-03-20
   listed $223,900 Active
3. 2017-12-29
   soldstatus $155,000
4. 2017-10-27
   status Pending 485-char remark

   Show marketing remark (485 chars)

   * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

5. 2017-10-26
   soldstatus $63,000 Sold 485-char remark

   Show marketing remark (485 chars)

   * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

6. 2017-09-26
   historical Contingent 485-char remark

   Show marketing remark (485 chars)

   * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

7. 2017-09-22
   status Active 485-char remark

   Show marketing remark (485 chars)

   * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

8. 2017-06-30
   historical Contingent 485-char remark

   Show marketing remark (485 chars)

   * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

9. 2017-06-29
   status Active 485-char remark

   Show marketing remark (485 chars)

   * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

10. 2016-12-22
    status Pending 485-char remark

    Show marketing remark (485 chars)

    * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

11. 2016-12-08
    listed $65,000 Active 485-char remark

    Show marketing remark (485 chars)

    * 2 Bedroom 2 Bath Double * 2 Car Garage with Attached Sun Room * Natural Woodwork and Leaded Glass China Cabinets * Glass Block Windows in Basement * HUD Owned Property Sold AS-IS * Buyer is responsible for due diligence and inquiry of all property information/condition * FHA Insured (or Uninsured) Escrow * Owner Occupancy Restrictions may Apply * Equal Housing Opportunity * Taxes shown include Assessments of $118/year for Street Lites and Sewer Maintenance *

12. 2008-11-20
    soldstatus $130,000 262-char remark

    Show marketing remark (262 chars)

    Cleaniest 2 Family Around!!great Investment Property Or Live In!!stove And Frig In Both Units Stay!!front Porches!!central Air Both Units!!leaded Glass Cabinets In Dining Rms!!newer Garage Doors!!newer Garage Doors!!patio Off 2 Car Garage!!nicest Double Around!!

13. 2008-10-31
    soldstatus $130,000
14. 2007-03-30
    historical
15. 2007-03-23
    listed $144,900 262-char remark

    Show marketing remark (262 chars)

    Cleaniest 2 Family Around!!great Investment Property Or Live In!!stove And Frig In Both Units Stay!!front Porches!!central Air Both Units!!leaded Glass Cabinets In Dining Rms!!newer Garage Doors!!newer Garage Doors!!patio Off 2 Car Garage!!nicest Double Around!!

16. 2006-01-19
    listed $159,900
17. 2001-05-31
    soldstatus $158,000
18. 1992-10-06
    soldstatus $35,000

ⓘ 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: $3,910 · $326/mo
• Projected year-2 tax: $3,910 · $326/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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,116
• − Mortgage interest: −$12,542
• − Property taxes: −$3,910
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$6,513
• Taxable income: $4,573
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $6,735/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 28,800
• Household income: $70,651
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 12% Subsaharan African 3% Scandinavian 1%
• Foreign-born: 11% · Canada, India, Vietnam
• Languages at home: 82% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -143.31%
• Current HPI: 184.2628
• Rent YoY: ▲ 4.29%
• 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

+539.7% since first listed

18 events — show timeline

• 2026-04-09 Pending — MLSNOW
• 2026-03-20 Listed $223,900 MLSNOW
• 2017-12-29 Sold (Public Records) $155,000 Public Records
• 2017-10-27 Pending — MLSNOW
• 2017-10-26 Sold (MLS) $63,000 MLSNOW
• 2017-09-26 Contingent — MLSNOW
• 2017-09-22 Relisted — MLSNOW
• 2017-06-30 Contingent — MLSNOW
• 2017-06-29 Relisted — MLSNOW
• 2016-12-22 Pending — MLSNOW
• 2016-12-08 Listed $65,000 MLSNOW
• 2008-11-20 Sold (MLS) $130,000 MLSNOW
• 2008-10-31 Sold (Public Records) $130,000 Public Records
• 2007-03-30 Listing Removed — MLSNOW
• 2007-03-23 Listed $144,900 MLSNOW
• 2006-01-19 Listed $159,900 MLSNOW
• 2001-05-31 Sold (Public Records) $158,000 Public Records
• 1992-10-06 Sold (Public Records) $35,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,910 · -4.2% YoY. Source: county tax records.