18203 Broxton Dr · Strongsville, OH 44149

$358,900

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 24 Days on market

Built 1959 8,712 sqft lot Est $265k · 36% over

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Why this score? — see what drove the F 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).

• Schools +6.7/10.0
• Cash flow +4.9/30.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming brick ranch nestled on a quiet street in the heart of Strongsville, just steps from the scenic Mill Stream Run Reservation with over 100 miles of paved trails for walking, biking, and exploring nature. This well-loved home offers 1,393 square feet of main-level living space, plus an additional 1,100 square feet of space in the basement that can be transformed to be the perfect rec room, home office, or play area. The home retains its nostalgic charm with original countertops, vintage teal tile in the bathroom, and beautifully preserved hardwood floors hidden beneath the carpet. Enjoy three comfortable bedrooms, one full bath, and a spacious kitchen with original details and a convenient breakfast bar. The family room addition expands the home's square footage and features a cozy wood-burning fireplace offering the perfect space for gathering with friends and family. Outside, a newer cement driveway leads to a two-car garage, it has a partially fenced in yard, and the attic offers extra storage space. Located in the award-winning Strongsville City School District and minutes from local shopping, dining, and convenience, this home combines location, character, and value. Whether you're looking to move right in or update at your own pace, this is a wonderful opportunity to own a home in the great city of Strongsville!

Key facts

• New kitchen
• Fresh paint
• New flooring

Tags

• COMPLETELY RENOVATED
• NEW KITCHEN
• REMODELED BATHROOMS
• NEW FLOORING
• FRESH PAINT
• MODERN FINISHES

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story (1 story)
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Full, finished basement with sump pump; Lot approximately 0.2 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Eat-in kitchen; Stone counters; Recessed lighting; Drapes
• Laundry & utility: Lower level laundry room with laundry tub and sink; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-862 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (49.4% below list).
• Recommended offer: $182k (49.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#27 in OH, #243 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Strongsville City (suburban): math 73% / reading 79% proficiency, ranked #62 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $11k 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 24 days — a 2% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $227k; list at $359k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,631 (49.4% 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 1959 — 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: 0.51% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.30%
• DSCR: 0.54
• GRM: 16.5

CMA / ARV

• ARV (on-the-fly): $264,670
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18203 Broxton Dr	0.00mi	3/1.0	1,393 (0%)	13mo	$227,000	$163	89
8945 Big Creek Pkwy	0.10mi	3/1.5	1,204 (-14%)	1mo	$305,000	$253	70
18201 South Dr	0.07mi	3/1.5	1,218 (-13%)	5mo	$235,000	$193	70
18158 Adams Dr	0.11mi	3/2.5	1,320 (-5%)	18mo	$302,000	$229	65
17943 Strongsville Blvd	0.15mi	4/2.0 (+1)	1,530 (+10%)	10mo	$278,500	$182	59
16400 Commons Oval	0.73mi	2/2.0 (-1)	1,260 (-10%)	2mo	$239,900	$190	39
16730 Lake Circle Dr	0.62mi	2/2.0 (-1)	1,582 (+14%)	10mo	$218,000	$138	31
16564 Lake Circle Dr	0.67mi	2/2.0 (-1)	1,582 (+14%)	16mo	$193,500	$122	24

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: -34.9%
• Equity multiple: -0.13×
• Total profit: $-113,169
• Equity at exit: $53,513

10-year hold

• IRR: -46.1%
• Equity multiple: -0.69×
• Total profit: $-169,619
• Equity at exit: $31,031

Cash invested: $100,492 (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 44149

• Active inventory: 120
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$1,882
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-862

Break-even live

Break-even rent $2,908

Max offer price $206,552

Occupancy floor —

Sensitivity live

Price	-10% $-659	-5% $-761	+0% $-862	+5% $-964	+10% $-1,066
Rent	-10% $-1,006	-5% $-934	+0% $-862	+5% $-791	+10% $-719
Rate	-1.0pp $-682	-0.5pp $-771	base $-862	+0.5pp $-955	+1.0pp $-1,050

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: $89,725
• Closing costs: $10,767
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8380 Pearl Rd Strongsville, OH	1.0–3.0	1.0–2.0	750	$1,410	$1.88	3d	6	0.13mi
7711 Normandie Blvd Middleburg Heights, OH	1.0–2.0	1.0–2.0	842	$1,417	$1.68	3d	1	1.08mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	9d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $358,900 Active 24 DOM
2. 2026-06-18
   days on market $358,900 Active 21 DOM
3. 2026-06-17
   days on market $358,900 Active 20 DOM
4. 2026-06-16
   days on market $358,900 Active 19 DOM
5. 2026-06-15
   days on market $358,900 Active 18 DOM
6. 2026-06-13
   days on market $358,900 Active 16 DOM
7. 2026-06-13
   days on market $358,900 Active 15 DOM
8. 2026-06-09
   days on market $358,900 Active 12 DOM
9. 2026-06-08
   days on market $358,900 Active 11 DOM
10. 2026-06-07
    days on market $358,900 Active 10 DOM
11. 2026-06-03
    days on market $358,900 Active 6 DOM
12. 2026-06-02
    days on market $358,900 Active 5 DOM
13. 2026-06-01
    days on market $358,900 Active 4 DOM
14. 2026-05-31
    days on market $358,900 Active 3 DOM
15. 2026-05-27
    listed $358,900 Active
16. 2025-11-11
    historical
17. 2025-10-17
    price $369,000
18. 2025-09-24
    listed $379,000 Active
19. 2025-05-27
    soldstatus $227,000
20. 2025-05-23
    soldstatus $227,000 Closed 1361-char remark

    Show marketing remark (1361 chars)

    Welcome to this charming brick ranch nestled on a quiet street in the heart of Strongsville, just steps from the scenic Mill Stream Run Reservation with over 100 miles of paved trails for walking, biking, and exploring nature. This well-loved home offers 1,393 square feet of main-level living space, plus an additional 1,100 square feet of space in the basement that can be transformed to be the perfect rec room, home office, or play area. The home retains its nostalgic charm with original countertops, vintage teal tile in the bathroom, and beautifully preserved hardwood floors hidden beneath the carpet. Enjoy three comfortable bedrooms, one full bath, and a spacious kitchen with original details and a convenient breakfast bar. The family room addition expands the home's square footage and features a cozy wood-burning fireplace offering the perfect space for gathering with friends and family. Outside, a newer cement driveway leads to a two-car garage, it has a partially fenced in yard, and the attic offers extra storage space. Located in the award-winning Strongsville City School District and minutes from local shopping, dining, and convenience, this home combines location, character, and value. Whether you're looking to move right in or update at your own pace, this is a wonderful opportunity to own a home in the great city of Strongsville!

21. 2025-05-09
    status Pending 1361-char remark

    Show marketing remark (1361 chars)

    Welcome to this charming brick ranch nestled on a quiet street in the heart of Strongsville, just steps from the scenic Mill Stream Run Reservation with over 100 miles of paved trails for walking, biking, and exploring nature. This well-loved home offers 1,393 square feet of main-level living space, plus an additional 1,100 square feet of space in the basement that can be transformed to be the perfect rec room, home office, or play area. The home retains its nostalgic charm with original countertops, vintage teal tile in the bathroom, and beautifully preserved hardwood floors hidden beneath the carpet. Enjoy three comfortable bedrooms, one full bath, and a spacious kitchen with original details and a convenient breakfast bar. The family room addition expands the home's square footage and features a cozy wood-burning fireplace offering the perfect space for gathering with friends and family. Outside, a newer cement driveway leads to a two-car garage, it has a partially fenced in yard, and the attic offers extra storage space. Located in the award-winning Strongsville City School District and minutes from local shopping, dining, and convenience, this home combines location, character, and value. Whether you're looking to move right in or update at your own pace, this is a wonderful opportunity to own a home in the great city of Strongsville!

22. 2025-05-08
    listed $219,900 Active 1361-char remark

    Show marketing remark (1361 chars)

    Welcome to this charming brick ranch nestled on a quiet street in the heart of Strongsville, just steps from the scenic Mill Stream Run Reservation with over 100 miles of paved trails for walking, biking, and exploring nature. This well-loved home offers 1,393 square feet of main-level living space, plus an additional 1,100 square feet of space in the basement that can be transformed to be the perfect rec room, home office, or play area. The home retains its nostalgic charm with original countertops, vintage teal tile in the bathroom, and beautifully preserved hardwood floors hidden beneath the carpet. Enjoy three comfortable bedrooms, one full bath, and a spacious kitchen with original details and a convenient breakfast bar. The family room addition expands the home's square footage and features a cozy wood-burning fireplace offering the perfect space for gathering with friends and family. Outside, a newer cement driveway leads to a two-car garage, it has a partially fenced in yard, and the attic offers extra storage space. Located in the award-winning Strongsville City School District and minutes from local shopping, dining, and convenience, this home combines location, character, and value. Whether you're looking to move right in or update at your own pace, this is a wonderful opportunity to own a home in the great city of Strongsville!

23. 1976-10-01
    soldstatus $47,500

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $4,393 · $366/mo
• Expected delta: +$1,206/yr (+$100/mo · 37.8%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,796
• − Mortgage interest: −$20,104
• − Property taxes: −$3,188
• − Insurance: −$1,794
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$10,441
• Taxable loss: −$17,218
• Est. tax savings @ 24.0%: +$4,132
• After-tax cash flow: $-6,216/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: Strongsville City
• NCES district ID: 3904484
• Math proficiency: 73% ▼ -10.00%
• Reading proficiency: 79% ▼ -2.00%
• Median HH income: $78,206
• Composite: 67.02/100
• National rank: #395
• State rank: #62 of 656 in OH

Livability — Strongsville

• Score: 88/100
• State rank: #27
• US rank: #243

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: Strongsville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 46,110
• Metro: Cleveland, OH
• Population (ZIP): 21,042
• Household income: $114,107
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 2.7

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 (91%)
• Race & ethnicity: White 91% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 11% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 1% 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: ▼ -238.17%
• Current HPI: 196.9311
• 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

+655.6% since first listed

9 events — show timeline

• 2026-05-27 Listed $358,900 MLSNOW
• 2025-11-11 Listing Removed — MLSNOW
• 2025-10-17 Price Changed $369,000 MLSNOW
• 2025-09-24 Listed $379,000 MLSNOW
• 2025-05-27 Sold (Public Records) $227,000 Public Records
• 2025-05-23 Sold (MLS) $227,000 MLSNOW
• 2025-05-09 Pending — MLSNOW
• 2025-05-08 Listed $219,900 MLSNOW
• 1976-10-01 Sold (Public Records) $47,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,188 · -0.5% YoY. Source: county tax records.