2800 Hillside Rd · Seven Hills, OH 44131

$239,900

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 25 Days on market

Built 1941 0.49 ac lot $165/sqft · 8% below area Est $328k · 27% under ↓ 14% since listing

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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 +15.0/15.0
• Cash flow +7.6/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 4-bedrm home w/ 2-car attached garage and large lot. Close to schools, shopping & freeways.

Key facts

• Near dining
• Near shopping
• Large yard

Tags

• LARGE YARD
• NEAR PARKS
• NEAR SHOPPING
• NEAR DINING
• HIGHWAY ACCESS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Block foundation; Asphalt/fiberglass roof; Aluminum and vinyl siding
• Construction: Built (year per public records); Aluminum siding; Vinyl siding; Asphalt/Fiberglass roof; Block foundation
• Exterior features: Front porch; Patio; Awnings; Storage; Outbuilding / shed; Back yard and front yard with a few trees; Property has a view

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet in one bedroom; Tile in the bathroom; Linoleum in a basement room; Concrete in the basement laundry area
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Book cases; Double-pane and insulated windows with screens; Fireplace in the living room
• Laundry & utility: Washer and dryer; Laundry area located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.2% below list).
• Recommended offer: $189k (21.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.6% in Seven Hills — 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 81/100 on livability (#90 in OH, #1,341 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: commute D+, health & safety D, amenities 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: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,828 (21.3% 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 1941 — 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: 0.79% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 10.6

CMA / ARV

• ARV (median comp): $328,072
• List price: $239,900
• Delta: -26.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1286 Cherry Ln	0.36mi	3/2.0 (+1)	1,499 (+3%)	5mo	$285,000	$190	65
1599 Hillside Rd	0.26mi	3/2.0 (+1)	1,547 (+6%)	8mo	$325,000	$210	62
2300 S Mary Ln	0.24mi	3/1.5 (+1)	1,572 (+8%)	9mo	$360,000	$229	61
444 Ridgeview Dr	0.65mi	3/1.5 (+1)	1,456 (0%)	8mo	$310,000	$213	56
4712 Hillside Rd	0.64mi	3/2.0 (+1)	1,441 (-1%)	8mo	$329,300	$229	52
4912 Hillside Rd	0.66mi	3/2.0 (+1)	1,472 (+1%)	8mo	$225,000	$153	51
2611 E Pleasant Valley Rd	0.44mi	3/1.5 (+1)	1,570 (+8%)	10mo	$325,000	$207	51
1390 Parkview Dr	0.65mi	3/1.5 (+1)	1,477 (+1%)	12mo	$240,000	$162	51
7454 S Cricket Ln	0.35mi	3/2.5 (+1)	1,643 (+13%)	8mo	$291,500	$177	45
6852 Glenella Dr	0.75mi	3/2.0 (+1)	1,330 (-9%)	11mo	$315,000	$237	33
1682 E Parkhaven Dr	0.67mi	3/2.5 (+1)	1,623 (+12%)	8mo	$350,000	$216	32
6862 Glenella Dr	0.73mi	3/2.0 (+1)	1,244 (-15%)	12mo	$300,000	$241	23

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: -25.0%
• Equity multiple: 0.15×
• Total profit: $-57,182
• Equity at exit: $35,770

10-year hold

• IRR: -20.8%
• Equity multiple: -0.09×
• Total profit: $-73,076
• Equity at exit: $20,742

Cash invested: $67,172 (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 44131

• Active inventory: 87
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$425 /mo · $5,098/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-289

Break-even live

Break-even rent $2,257

Max offer price $188,828

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-221	+0% $-289	+5% $-357	+10% $-425
Rent	-10% $-438	-5% $-364	+0% $-289	+5% $-214	+10% $-140
Rate	-1.0pp $-168	-0.5pp $-228	base $-289	+0.5pp $-351	+1.0pp $-415

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7531 Biscayne Blvd Cleveland, OH	3.0	3.0	1476	$2,000	$1.36	2d	1	1.17mi
71 E Sprague Rd Unit 123 E Sprague Seven Hills, OH	3.0	1.5	927	$1,695	$1.83	13d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $239,900 Active 25 DOM
2. 2026-06-17
   days on market $239,900 Active 24 DOM
3. 2026-06-16
   days on market $239,900 Active 23 DOM
4. 2026-06-15
   days on market $239,900 Active 22 DOM
5. 2026-06-13
   days on market $239,900 Active 20 DOM
6. 2026-06-13
   pricedays on market $239,900 Active 19 DOM
7. 2026-06-09
   days on market $249,900 Active 16 DOM
8. 2026-06-08
   days on market $249,900 Active 15 DOM
9. 2026-06-07
   pricedays on market $249,900 Active 14 DOM
10. 2026-06-05
    pricestatusdays on market $255,900 Active 11 DOM
11. 2026-05-12
    listed $269,900 Active 470-char remark
12. 2024-11-25
    historical $2,250
13. 2024-10-29
    price $2,250
14. 2024-09-25
    listed $2,500
15. 2024-07-05
    soldstatus $225,000 Closed 107-char remark

    Show marketing remark (107 chars)

    Very nice 4-bedrm home w/ 2-car attached garage and large lot. Close to schools, shopping & freeways.

16. 2024-07-05
    soldstatus $225,000

    Show marketing remark (107 chars)

    Very nice 4-bedrm home w/ 2-car attached garage and large lot. Close to schools, shopping & freeways.

17. 2024-06-05
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Very nice 4-bedrm home w/ 2-car attached garage and large lot. Close to schools, shopping & freeways.

18. 2024-05-23
    price $249,900 107-char remark

    Show marketing remark (107 chars)

    Very nice 4-bedrm home w/ 2-car attached garage and large lot. Close to schools, shopping & freeways.

19. 2024-05-08
    listed $279,900 Active 107-char remark

    Show marketing remark (107 chars)

    Very nice 4-bedrm home w/ 2-car attached garage and large lot. Close to schools, shopping & freeways.

ⓘ 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: $5,098 · $425/mo
• Projected year-2 tax: $5,098 · $425/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 2/10 Low 7 d/yr ≥95°F today · 15 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: $22,689
• − Mortgage interest: −$13,438
• − Property taxes: −$5,098
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$6,979
• Taxable loss: −$7,655
• Est. tax savings @ 24.0%: +$1,837
• After-tax cash flow: $-1,632/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 — Seven Hills

• Score: 81/100
• State rank: #90
• US rank: #1341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Hills, OH
• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 20,619
• Household income: $98,838
• Rent vs Own: 5.0% rent · 95.0% own
• Severe rent burden: 4.9

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 3% Black 1%
• Common ancestry: Romanian 22% Scandinavian 2% Subsaharan African 2%
• Foreign-born: 7% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -183.43%
• Current HPI: 180.4702
• 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

-14.3% since first listed

15 events — show timeline

• 2026-06-12 Price Changed $239,900 MLSNOW
• 2026-06-06 Price Changed $249,900 MLSNOW
• 2026-06-03 Price Changed $255,900 MLSNOW
• 2026-06-03 Relisted — MLSNOW
• 2026-05-22 Pending — MLSNOW
• 2026-05-20 Price Changed $259,900 MLSNOW
• 2026-05-12 Listed $269,900 MLSNOW
• 2024-11-25 Rental Removed $2,250 YESMLS
• 2024-10-29 Price Changed $2,250 YESMLS
• 2024-09-25 Listed for Rent $2,500 YESMLS
• 2024-07-05 Sold (Public Records) $225,000 Public Records
• 2024-07-05 Sold (MLS) $225,000 MLSNOW
• 2024-06-05 Pending — MLSNOW
• 2024-05-23 Price Changed $249,900 MLSNOW
• 2024-05-08 Listed $279,900 MLSNOW

Property tax history

+4.7%/yr

Latest (2025): $5,098 · +28.3% YoY. Source: county tax records.