4717 Summer Ln · Brooklyn, OH 44144

$255,019

3 bd · 1.5 ba · 1,534 sqft · SingleFamily public records · 30 Days on market

Built 1956 6,381 sqft lot Est $284k · 10% under

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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).

• ARV discount +12.1/15.0
• Cash flow +5.2/30.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This fully remodeled cape cod-style home in the heart of Brooklyn offers modern updates and great convenience. Highlights include finished second floor living space, brand new high-end kitchen, updated flooring, and fresh paint throughout. Its prime location provides easy highway access to downtown and is within a S minute distance to shopping and dining options, making it an ideal choice for comfortable and convenient living. If you need more details or want to schedule a viewing, please let me know!

Key facts

• Fresh paint
• Updated flooring
• High-end kitchen

Tags

• HIGH-END KITCHEN
• UPDATED FLOORING
• FRESH PAINT
• PRIME LOCATION
• EASY HIGHWAY ACCESS
• SHOPPING AND DINING OPTIONS

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Above-grade finished area approximately 1,534
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; Built per public records
• Exterior features: Public sewer; Public water; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Electric cooling
• Interior features: Unfurnished; Updated/remodeled condition; Full basement with bath rough-in/stub and sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (39.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (38.1% below list).
• Recommended offer: $153k (39.9% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 4.5% in Brooklyn — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#132 in OH, #1,880 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment C-.
• Brooklyn City (suburban): math 26% / reading 45% proficiency, ranked #560 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $172k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,301 (39.9% 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 1956 — 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 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?
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: 0.62% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.68%
• DSCR: 0.57
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $283,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9909 Richard Dr	0.18mi	3/1.5	1,400 (-9%)	3mo	$220,000	$157	74
4882 Southwood Dr	0.39mi	3/2.5	1,623 (+6%)	2mo	$307,118	$189	66
9613 Melody Ln	0.51mi	3/1.5	1,442 (-6%)	1mo	$315,000	$218	65
4767 Southwood Dr	0.14mi	3/2.0	1,350 (-12%)	9mo	$213,000	$158	64
9638 Idlewood Dr	0.51mi	3/2.5	1,442 (-6%)	2mo	$257,500	$179	61
4802 Forest Edge Dr	0.39mi	3/1.5	1,364 (-11%)	6mo	$248,000	$182	58
9632 Melody Ln	0.49mi	3/2.5	1,408 (-8%)	4mo	$310,000	$220	56
9941 Shady Ln	0.26mi	3/2.5	1,321 (-14%)	9mo	$245,000	$185	54
4569 Bentwood Dr	0.37mi	3/2.5	1,350 (-12%)	6mo	$260,000	$193	54
10401 Manoa Ave	0.73mi	4/2.5 (+1)	1,562 (+2%)	7mo	$242,000	$155	48
4617 Tiedeman Rd	0.55mi	3/2.5	1,736 (+13%)	1mo	$325,000	$187	48
9304 Torrance Ave	0.57mi	4/2.0 (+1)	1,400 (-9%)	6mo	$225,000	$161	47

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: -33.6%
• Equity multiple: -0.09×
• Total profit: $-77,937
• Equity at exit: $38,024

10-year hold

• IRR: -41.2%
• Equity multiple: -0.61×
• Total profit: $-114,843
• Equity at exit: $22,049

Cash invested: $71,405 (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 44144

• Active inventory: 35
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$378 /mo · $4,542/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-576

Break-even live

Break-even rent $2,306

Max offer price $153,301

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-504	+0% $-576	+5% $-648	+10% $-720
Rent	-10% $-700	-5% $-638	+0% $-576	+5% $-513	+10% $-451
Rate	-1.0pp $-447	-0.5pp $-511	base $-576	+0.5pp $-642	+1.0pp $-709

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: $63,755
• Closing costs: $7,651
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4606 Roadoan Rd Unit 1496094P Brooklyn, OH	2.0	1.5	1065	$3,537	$3.32	15d	1	0.42mi
4000 Westbrook Dr Cleveland, OH	1.0–2.0	1.0–2.0	882	$1,103	$1.25	2d	1	1.02mi
6227 Traymore Ave Cleveland, OH	3.0	2.0	1221	$1,575	$1.29	2d	1	1.06mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	44d	1	1.27mi
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	44d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $255,019 Active 30 DOM
2. 2026-06-17
   days on market $255,019 Active 29 DOM
3. 2026-06-16
   days on market $255,019 Active 28 DOM
4. 2026-06-15
   days on market $255,019 Active 27 DOM
5. 2026-06-13
   days on market $255,019 Active 25 DOM
6. 2026-06-13
   days on market $255,019 Active 24 DOM
7. 2026-06-09
   days on market $255,019 Active 21 DOM
8. 2026-06-08
   pricedays on market $255,019 Active 20 DOM
9. 2026-06-07
   days on market $265,019 Active 19 DOM
10. 2026-06-03
    days on market $265,019 Active 15 DOM
11. 2026-06-02
    days on market $265,019 Active 14 DOM
12. 2026-06-01
    days on market $265,019 Active 13 DOM
13. 2026-05-31
    days on market $265,019 Active 12 DOM
14. 2026-05-19
    listed $279,019 Active
15. 2025-02-28
    soldstatus $172,000

ⓘ 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: $4,542 · $378/mo
• Projected year-2 tax: $4,542 · $378/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,931
• − Mortgage interest: −$14,285
• − Property taxes: −$4,542
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$7,419
• Taxable loss: −$11,619
• Est. tax savings @ 24.0%: +$2,788
• After-tax cash flow: $-4,121/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: Brooklyn City
• NCES district ID: 3904365
• Math proficiency: 26% ▼ -25.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $42,409
• Composite: 29.96/100
• National rank: #6373
• State rank: #560 of 656 in OH

Livability — Brooklyn

• Score: 80/100
• State rank: #132
• US rank: #1880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 21,394
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 21,394
• Household income: $60,223
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 644.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 21% Two or more races 10% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 2% Slovak 2%
• Foreign-born: 11% · Canada, India, South Korea
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -143.16%
• Current HPI: 195.4778
• Rent YoY: —
• 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

+62.2% since first listed

2 events — show timeline

• 2026-05-19 Listed $279,019 MLSNOW
• 2025-02-28 Sold (Public Records) $172,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,542 · +18.9% YoY. Source: county tax records.