1322 Caryl Dr · Bedford, OH 44146

$159,900

3 bd · 1.5 ba · 1,228 sqft · SingleFamily public records · 6 Days on market

Built 1962 5,401 sqft lot Est $168k · at est.

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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 +9.7/15.0
• Cash flow +8.2/30.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare 4-bedroom, 2-bath (1 full bath in lower level) Ranch with 2-car detached garage. Full finished basement with a full bath and lots of storage space. Great location! Walk to Carylwood Intermediate School. First time on the market. Hardwood floors, new LVT in the kitchen. New Hot water tank, washer /dryer. All appliances remain close to Metro Parks and the highway.

Key facts

• New hot water tank
• Close to metro parks
• 5,401 sq ft lot

Tags

• FULL FINISHED BASEMENT
• LOTS OF STORAGE SPACE
• NEW HOT WATER TANK
• CLOSE TO METRO PARKS

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer; Central air conditioning; Ceiling fan cooling; Forced air heating (gas)
• Home design: Single-story home; Vinyl siding; Block foundation; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built per public records
• Exterior features: Lot approximately 45 x 120; Lot about 0.124 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms (one on the main level)
• Interior features: Ceiling fans; Eat-in kitchen; Storage space; Full finished basement
• Laundry & utility: Washer and dryer in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (15.9% below list).
• Recommended offer: $134k (16.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#324 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bedford City (suburban): math 19% / reading 32% proficiency, ranked #597 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.8%/yr); 105 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $133,729 (16.4% 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 1962 — 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $168,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Best St	0.26mi	3/1.5	1,280 (+4%)	3mo	$163,000	$127	78
152 Paul St	0.20mi	3/1.0	1,248 (+2%)	10mo	$187,000	$150	78
1333 Caryl Dr	0.03mi	3/2.0	1,296 (+6%)	13mo	$199,900	$154	77
1334 Broadway Ave	0.08mi	3/1.5	1,122 (-9%)	10mo	$154,000	$137	73
33 William St	0.34mi	3/1.5	1,376 (+12%)	1mo	$225,000	$164	63
137 Henry St	0.18mi	3/1.0	1,122 (-9%)	19mo	$145,300	$130	60
161 Forbes Rd	0.30mi	2/1.0 (-1)	1,080 (-12%)	1mo	$109,900	$102	58
171 Best St	0.23mi	3/2.0	1,056 (-14%)	9mo	$155,590	$147	56
378 Union St	0.29mi	3/2.0	1,050 (-14%)	5mo	$225,000	$214	56
51 Forbes Rd	0.40mi	2/1.0 (-1)	1,318 (+7%)	14mo	$95,000	$72	50
57 Forbes Rd	0.40mi	3/1.5	1,088 (-11%)	16mo	$143,000	$131	49
22 Best St	0.43mi	3/2.5	1,080 (-12%)	10mo	$106,000	$98	48

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 · 5.83% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.30×
• Total profit: $-31,322
• Equity at exit: $23,842

10-year hold

• IRR: -6.8%
• Equity multiple: 0.51×
• Total profit: $-21,948
• Equity at exit: $13,825

Cash invested: $44,772 (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 44146

• Rents YoY: 5.8%
• Active inventory: 105
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$839
• Tax from tax record: −$306 /mo · $3,669/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-148

Break-even live

Break-even rent $1,533

Max offer price $133,729

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Henry St Bedford, OH	2.0	1.5	1176	$1,350	$1.15	10d	1	0.16mi
215 Dalepark Dr #4 Bedford, OH	2.0	1.0	896	$1,400	$1.56	17d	1	0.59mi
199 Dalepark Dr Bedford, OH	2.0	1.0	896	$1,300	$1.45	43d	1	0.62mi
204 Solon Rd Bedford, OH	2.0	1.0	900	$1,200	$1.33	2d	1	0.78mi
204 Solon Rd Apt 2 Bedford, OH	2.0	1.0	900	$1,200	$1.33	4d	1	0.78mi
200 Solon Rd Unit 3 Bedford, OH	2.0	1.0	850	$1,100	$1.29	4d	1	0.79mi
6699 Deer Ct Bedford, OH	3.0	1.5	1372	$1,800	$1.31	1d	1	1.13mi
681 Washington St Unit 1496061P Bedford, OH	3.0	1.0	1151	$3,518	$3.06	7d	1	1.35mi
6055 Bear Creek Dr Bedford Heights, OH	1.0–2.0	1.0–1.5	815	$1,081	$1.33	2d	30	1.37mi

Listing history 6 events

1. 2026-06-18
   days on market $159,900 Active 6 DOM
2. 2026-06-17
   days on market $159,900 Active 5 DOM
3. 2026-06-16
   days on market $159,900 Active 4 DOM
4. 2026-06-15
   days on market $159,900 Active 3 DOM
5. 2026-06-13
   remarks 370-char remark
6. 2026-06-13
   listed $159,900 Active 1 DOM

ⓘ 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: $3,669 · $306/mo
• Projected year-2 tax: $3,669 · $306/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 ≥94°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: $16,143
• − Mortgage interest: −$8,957
• − Property taxes: −$3,669
• − Insurance: −$800
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,652
• Taxable loss: −$4,517
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-694/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: Bedford City
• NCES district ID: 3910017
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $42,353
• Composite: 21.69/100
• National rank: #8273
• State rank: #597 of 656 in OH

Livability — Bedford

• Score: 73/100
• State rank: #324
• US rank: #5334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 29,349
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,349
• Household income: $54,925
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1314.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 1% Armenian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -114.08%
• Current HPI: 172.9421
• Rent YoY: ▲ 5.83%
• 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

1 event — show timeline

• 2026-06-12 Listed $159,900 MLSNOW

Property tax history

+7.6%/yr

Latest (2025): $3,669 · +1.2% YoY. Source: county tax records.