6835 Richmond Rd #26 · Glenwillow, OH 44139

$64,900

3 bd · 2.0 ba · 934 sqft · SingleFamily · 64 Days on market

Built 2018 Good condition 4,356 sqft lot $69/sqft · 45% below area Est $119k · 45% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for "right-sized" lifestyle and modern amenities, then step into effortless living with this beautifully maintained 2018-built mobile home. The kitchen includes all appliances and PLENTY of cabinet space and even a spot for coffee on the go. Boasting three spacious bedrooms (possible office or play room) and two full bathrooms. This home features brand-new LVT flooring (no carpeting to worry about here) that flows seamlessly throughout the entire open-concept layout. The primary suite serves as a private retreat, complete with its own ensuite bathroom and walk-in closet. The mudroom/laundry area (with washer and dryer) provides a functional transition from the outdoors while the exterior features a newer, LARGE storage shed for all of your hobbies and tools. Plenty of parking for guests or multiple vehicles. Truly a turnkey opportunity! The Solon School District is #4 in OHIO, and #1 Best Public High School in Cleveland. Great restaurants, beautiful parks, state of the art community center including aquatics, fitness, and designated Senior Center. A quick commute to Cleveland, the theater district, Pinecrest, Cleveland Clinic and University Hospitals. Everyone has a story. .. begin yours here~

Key facts

• Private retreat
• Walk in closet
• Ensuite bathroom

Tags

• PLENTY OF CABINET SPACE
• BRAND NEW LVT FLOORING
• OPEN CONCEPT LAYOUT
• PRIVATE RETREAT
• ENSUITE BATHROOM
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#612 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools D-, amenities F, commute F.
• 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; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.49% ✓
• Cap rate: 31.05%
• Cash-on-cash: 88.42%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

• ARV (median comp): $118,655
• List price: $64,900
• Delta: -45.30%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6995 Richmond Rd	0.34mi	2/2.0 (-1)	816 (-13%)	0mo	$220,000	$270	58

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: 89.0%
• Equity multiple: 5.12×
• Total profit: $74,800
• Equity at exit: $9,677

10-year hold

• IRR: 92.0%
• Equity multiple: 10.64×
• Total profit: $175,087
• Equity at exit: $5,611

Cash invested: $18,172 (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 44139

• Active inventory: 101
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,339

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 36%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $64,900 Active 64 DOM
2. 2026-06-17
   days on market $64,900 Active 63 DOM
3. 2026-06-16
   days on market $64,900 Active 62 DOM
4. 2026-06-15
   days on market $64,900 Active 61 DOM
5. 2026-06-13
   days on market $64,900 Active 59 DOM
6. 2026-06-09
   days on market $64,900 Active 55 DOM
7. 2026-06-08
   pricedays on market $64,900 Active 54 DOM
8. 2026-06-07
   days on market $69,900 Active 53 DOM
9. 2026-06-05
   days on market $69,900 Active 50 DOM
10. 2026-06-03
    days on market $69,900 Active 49 DOM
11. 2026-06-02
    days on market $69,900 Active 48 DOM
12. 2026-06-01
    days on market $69,900 Active 47 DOM
13. 2026-05-31
    days on market $69,900 Active 46 DOM
14. 2026-04-15
    listed $69,900 Active 1244-char remark

    Show marketing remark (1244 chars)

    If you are looking for "right-sized" lifestyle and modern amenities, then step into effortless living with this beautifully maintained 2018-built mobile home. The kitchen includes all appliances and PLENTY of cabinet space and even a spot for coffee on the go. Boasting three spacious bedrooms (possible office or play room) and two full bathrooms. This home features brand-new LVT flooring (no carpeting to worry about here) that flows seamlessly throughout the entire open-concept layout. The primary suite serves as a private retreat, complete with its own ensuite bathroom and walk-in closet. The mudroom/laundry area (with washer and dryer) provides a functional transition from the outdoors while the exterior features a newer, LARGE storage shed for all of your hobbies and tools. Plenty of parking for guests or multiple vehicles. Truly a turnkey opportunity! The Solon School District is #4 in OHIO, and #1 Best Public High School in Cleveland. Great restaurants, beautiful parks, state of the art community center including aquatics, fitness, and designated Senior Center. A quick commute to Cleveland, the theater district, Pinecrest, Cleveland Clinic and University Hospitals. Everyone has a story. .. begin yours here~

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,152
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$1,888
• Taxable income: $15,986
• Est. tax owed @ 24.0%: −$3,837
• After-tax cash flow: $12,231/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2018-built mobile home is in good condition with new LVT flooring and fresh paint. It offers a good return on investment with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New window treatments — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New window treatments — Improves energy efficiency and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Glenwillow

• Score: 67/100
• State rank: #612
• US rank: #10567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwillow, OH
• County: Cuyahoga County · 1,090,369 people
• 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

1 event — show timeline

• 2026-04-15 Listed $69,900 MLSNOW