6516 Glenallen Ave · Solon, OH 44139

$339,000

3 bd · 1.5 ba · 1,840 sqft · SingleFamily public records · 69 Days on market

Built 1964 0.25 ac lot $184/sqft · at area comps Est $337k · 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).

• Cash flow +15.2/30.0
• Schools +8.1/10.0
• ARV discount +7.2/15.0
• DSCR +4.7/10.0
• Livability +4.5/5.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! Welcome Home to 6516 Glenallen Avenue! BRAND NEW FURNACE & AC & HOT WATER TANK INSTALLED(2026). Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The family room has walk-out access to the backyard. The huge two+ car attached garage faces the driveway giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring. A handy laundry shoot takes items directly to the laundry area below. Enjoy the private view from the attached 3 seasons room with access to the backyard with plenty of space to host outdoor events. Schedule your showing today!

Key facts

• New furnace
• Large driveway
• New hot water tank

Tags

• NEW FURNACE
• NEW AC
• NEW HOT WATER TANK
• LARGE DRIVEWAY
• WALK OUT ACCESS TO BACKYARD
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (9.5% below list).
• Recommended offer: $307k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.3% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $10k 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 69 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $180k; list at $339k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $306,685 (9.5% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $336,625
• List price: $339,000
• Delta: 0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6536 Duneden Ave	0.19mi	3/2.5	1,764 (-4%)	5mo	$265,000	$150	76
6728 Edgemoor Ave	0.41mi	3/1.5	1,900 (+3%)	4mo	$295,000	$155	72
6583 Edgemoor Ave	0.18mi	3/1.5	1,652 (-10%)	10mo	$322,500	$195	66
6662 Edgemoor Ave	0.29mi	3/1.5	1,988 (+8%)	10mo	$250,000	$126	65
33645 Baldwin Rd	0.43mi	4/2.0 (+1)	1,866 (+1%)	7mo	$305,000	$163	64
6698 Glenallen	0.35mi	4/2.0 (+1)	1,750 (-5%)	8mo	$405,000	$231	62
6584 Brookland Ave	0.42mi	4/2.0 (+1)	1,924 (+5%)	10mo	$367,000	$191	58
6514 Arbordale Ave	0.46mi	3/1.5	1,640 (-11%)	5mo	$349,900	$213	56
6678 Solon Blvd	0.39mi	4/2.5 (+1)	1,666 (-10%)	2mo	$404,000	$242	55
6746 Edgemoor Ave	0.44mi	4/2.5 (+1)	2,081 (+13%)	2mo	$420,000	$202	46
6609 Arbordale Ave	0.54mi	3/1.5	1,580 (-14%)	7mo	$302,500	$191	45
6864 Green Ridge Ave	0.66mi	4/2.5 (+1)	1,976 (+7%)	9mo	$389,900	$197	40

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-47,547
• Equity at exit: $50,546

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-31,826
• Equity at exit: $29,311

Cash invested: $94,920 (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 44139

• Active inventory: 101
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,067 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$388 /mo · $4,659/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $116

Break-even live

Break-even rent $2,921

Max offer price $339,000

Occupancy floor 91%

Sensitivity live

Price	-10% $307	-5% $212	+0% $116	+5% $20	+10% $-76
Rent	-10% $-127	-5% $-6	+0% $116	+5% $237	+10% $358
Rate	-1.0pp $286	-0.5pp $202	base $116	+0.5pp $28	+1.0pp $-62

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6569 Brookland Ave Solon, OH	3.0	2.0	1832	$2,450	$1.34	4d	1	0.43mi
34500 Brookmeade Pl Solon, OH	1.0–3.0	1.0–2.5	1378	$3,640	$2.64	2d	13	0.73mi

Listing history 23 events

1. 2026-06-18
   days on market $339,000 Active 69 DOM
2. 2026-06-17
   days on market $339,000 Active 68 DOM
3. 2026-06-16
   days on market $339,000 Active 67 DOM
4. 2026-06-15
   days on market $339,000 Active 66 DOM
5. 2026-06-13
   days on market $339,000 Active 64 DOM
6. 2026-06-09
   days on market $339,000 Active 60 DOM
7. 2026-06-08
   days on market $339,000 Active 59 DOM
8. 2026-06-07
   days on market $339,000 Active 58 DOM
9. 2026-06-05
   days on market $339,000 Active 55 DOM
10. 2026-06-03
    days on market $339,000 Active 54 DOM
11. 2026-06-02
    days on market $339,000 Active 53 DOM
12. 2026-06-01
    days on market $339,000 Active 52 DOM
13. 2026-05-31
    days on market $339,000 Active 51 DOM
14. 2026-05-13
    price $339,000 1065-char remark

    Show marketing remark (1065 chars)

    LOCATION, LOCATION, LOCATION! Welcome Home to 6516 Glenallen Avenue! BRAND NEW FURNACE & AC & HOT WATER TANK INSTALLED(2026). Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The family room has walk-out access to the backyard. The huge two+ car attached garage faces the driveway giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring. A handy laundry shoot takes items directly to the laundry area below. Enjoy the private view from the attached 3 seasons room with access to the backyard with plenty of space to host outdoor events. Schedule your showing today!

15. 2026-04-22
    status Active 1065-char remark

    Show marketing remark (1065 chars)

    LOCATION, LOCATION, LOCATION! Welcome Home to 6516 Glenallen Avenue! BRAND NEW FURNACE & AC & HOT WATER TANK INSTALLED(2026). Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The family room has walk-out access to the backyard. The huge two+ car attached garage faces the driveway giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring. A handy laundry shoot takes items directly to the laundry area below. Enjoy the private view from the attached 3 seasons room with access to the backyard with plenty of space to host outdoor events. Schedule your showing today!

16. 2026-04-12
    historical Contingent 1065-char remark

    Show marketing remark (1065 chars)

    LOCATION, LOCATION, LOCATION! Welcome Home to 6516 Glenallen Avenue! BRAND NEW FURNACE & AC & HOT WATER TANK INSTALLED(2026). Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The family room has walk-out access to the backyard. The huge two+ car attached garage faces the driveway giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring. A handy laundry shoot takes items directly to the laundry area below. Enjoy the private view from the attached 3 seasons room with access to the backyard with plenty of space to host outdoor events. Schedule your showing today!

17. 2026-04-10
    listed $349,000 Active 1065-char remark

    Show marketing remark (1065 chars)

    LOCATION, LOCATION, LOCATION! Welcome Home to 6516 Glenallen Avenue! BRAND NEW FURNACE & AC & HOT WATER TANK INSTALLED(2026). Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The family room has walk-out access to the backyard. The huge two+ car attached garage faces the driveway giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring. A handy laundry shoot takes items directly to the laundry area below. Enjoy the private view from the attached 3 seasons room with access to the backyard with plenty of space to host outdoor events. Schedule your showing today!

18. 2019-01-11
    soldstatus $180,000 Sold 992-char remark

    Show marketing remark (992 chars)

    Location, location, location!!! Welcome Home to 6516 Glenallen Avenue! Lovingly maintained, 1 owner home with the perfect split-level layout which is great for entertaining! Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The lower level family room has walk-out access to the backyard and a stone fireplace with a gas insert to stay warm and cozy. The huge two+ car attached garage faces the driveway (not the street) giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring under the carpeting. A handy

19. 2019-01-11
    soldstatus $180,000

    Show marketing remark (992 chars)

    Location, location, location!!! Welcome Home to 6516 Glenallen Avenue! Lovingly maintained, 1 owner home with the perfect split-level layout which is great for entertaining! Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The lower level family room has walk-out access to the backyard and a stone fireplace with a gas insert to stay warm and cozy. The huge two+ car attached garage faces the driveway (not the street) giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring under the carpeting. A handy

20. 2018-11-06
    status Pending 992-char remark

    Show marketing remark (992 chars)

    Location, location, location!!! Welcome Home to 6516 Glenallen Avenue! Lovingly maintained, 1 owner home with the perfect split-level layout which is great for entertaining! Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The lower level family room has walk-out access to the backyard and a stone fireplace with a gas insert to stay warm and cozy. The huge two+ car attached garage faces the driveway (not the street) giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring under the carpeting. A handy

21. 2018-10-29
    historical Contingent 992-char remark

    Show marketing remark (992 chars)

    Location, location, location!!! Welcome Home to 6516 Glenallen Avenue! Lovingly maintained, 1 owner home with the perfect split-level layout which is great for entertaining! Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The lower level family room has walk-out access to the backyard and a stone fireplace with a gas insert to stay warm and cozy. The huge two+ car attached garage faces the driveway (not the street) giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring under the carpeting. A handy

22. 2018-10-25
    price $179,900 992-char remark

    Show marketing remark (992 chars)

    Location, location, location!!! Welcome Home to 6516 Glenallen Avenue! Lovingly maintained, 1 owner home with the perfect split-level layout which is great for entertaining! Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The lower level family room has walk-out access to the backyard and a stone fireplace with a gas insert to stay warm and cozy. The huge two+ car attached garage faces the driveway (not the street) giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring under the carpeting. A handy

23. 2018-10-09
    listed $189,900 Active 992-char remark

    Show marketing remark (992 chars)

    Location, location, location!!! Welcome Home to 6516 Glenallen Avenue! Lovingly maintained, 1 owner home with the perfect split-level layout which is great for entertaining! Less than 1 mile to all Solon Local City Schools with sidewalks throughout the tree-lined community. Pull into the large driveway that can accommodate many vehicles for gatherings or large families. The large front living room greets family and friends which flows into the kitchen and attached dining room. The kitchen includes a peninsula for extra counter space and storage. The lower level family room has walk-out access to the backyard and a stone fireplace with a gas insert to stay warm and cozy. The huge two+ car attached garage faces the driveway (not the street) giving this home excellent curb appeal. The garage flows into a large mudroom/laundry area that includes a workshop. Upstairs is a full bath and four bedrooms with large closets. All bedrooms have hardwood flooring under the carpeting. A handy

ⓘ 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: $4,659 · $388/mo
• Projected year-2 tax: $4,974 · $414/mo
• Expected delta: +$315/yr (+$26/mo · 6.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $36,802
• − Mortgage interest: −$18,989
• − Property taxes: −$4,659
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − Depreciation: −$9,862
• Taxable loss: −$4,291
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $2,417/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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 White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

+78.5% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $339,000 MLSNOW
• 2026-04-22 Relisted — MLSNOW
• 2026-04-12 Contingent — MLSNOW
• 2026-04-10 Listed $349,000 MLSNOW
• 2019-01-11 Sold (Public Records) $180,000 Public Records
• 2019-01-11 Sold (MLS) $180,000 MLSNOW
• 2018-11-06 Pending — MLSNOW
• 2018-10-29 Contingent — MLSNOW
• 2018-10-25 Price Changed $179,900 MLSNOW
• 2018-10-09 Listed $189,900 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $4,659 · -5.2% YoY. Source: county tax records.