Hadley Plan · Westlake, OH 44145

$388,990

4 bd · None ba · 1,997 sqft · Townhouse · 143 Days on market

Excellent condition

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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 +7.5/15.0
• Schools +7.5/10.0
• Cash flow +7.4/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hadley features an open kitchen that flows into the café and gathering room. Upstairs, a fourth bedroom and loft provide versatile living space, while the luxurious Owner's Suite includes a private bath and oversized walk-in closet. Designed for both singles and families, this plan offers comfort and flexibility for every lifestyle.

Key facts

• Gathering room
• Loft
• Private bath

Tags

• OPEN KITCHEN
• GATHERING ROOM
• FOURTH BEDROOM
• LOFT
• OWNER'S SUITE
• PRIVATE BATH

🏗️ New construction. The $388,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $447,219.

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath townhouse listed at $389k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (17.9% below list).
• Recommended offer: $319k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Westlake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#79 in OH, #1,202 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Westlake City (suburban): math 71% / reading 79% proficiency, ranked #76 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Westlake Elementary School (math 80% / reading 75%, grade A, #213 of 1,584 statewide, top 14%, 1,217 students, 15% FRL); Lee Burneson Middle School (math 75% / reading 83%, grade A+, #54 of 654 statewide, top 9%, 498 students, 16% FRL); Westlake High School (math 56% / reading 81%, grade B, #130 of 781 statewide, top 17%, 1,066 students, 15% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 255 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 34% of the median local income ($112k/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 $3k of loan paydown is wiped out by about $13k 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 143 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.

Recommended offer $319,227 (17.9% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $447,219
• List price: $388,990
• Delta: -13.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28186 Zinfandel Ct	0.07mi	4/2.5	1,997 (0%)	2mo	$486,990	$244	95
1717 Merlot Ln	0.02mi	3/2.5 (-1)	1,954 (-2%)	2mo	$479,500	$245	89
1725 Merlot Ln	0.02mi	3/2.5 (-1)	2,054 (+3%)	4mo	$489,000	$238	86
1721 Merlot Ln	0.02mi	3/2.5 (-1)	1,954 (-2%)	8mo	$483,230	$247	84
28163 Zinfandel Ct	0.12mi	3/2.5 (-1)	2,064 (+3%)	3mo	$489,000	$237	81
1669 Merlot Ln	0.02mi	3/2.5 (-1)	1,854 (-7%)	3mo	$415,000	$224	80
28167 Zinfandel Ct	0.12mi	3/2.0 (-1)	1,954 (-2%)	9mo	$479,500	$245	79
850 S Parkside Dr	0.68mi	3/2.5 (-1)	2,052 (+3%)	0mo	$417,500	$203	59
27843 Ironwood Ct	0.63mi	3/2.5 (-1)	2,052 (+3%)	3mo	$433,000	$211	58
879 S Parkside Dr	0.66mi	3/2.5 (-1)	1,847 (-8%)	6mo	$409,000	$221	47
844 Woodside Dr	0.72mi	3/2.5 (-1)	1,921 (-4%)	10mo	$399,000	$208	46
840 Woodside Dr	0.72mi	3/2.5 (-1)	1,902 (-5%)	10mo	$380,000	$200	45

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.12×
• Total profit: $-110,813
• Equity at exit: $66,682

10-year hold

• IRR: -25.8%
• Equity multiple: -0.21×
• Total profit: $-151,723
• Equity at exit: $38,667

Cash invested: $125,221 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 7 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $466,750 ($235/sqft)
• Median days on market: 55 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 44145

• Rents YoY: 2.3%
• Active inventory: 255
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,192 medium
• Mortgage (P&I): −$2,345
• Tax est. 1.5%: −$559 /mo · $6,708/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-569

Break-even live

Break-even rent $3,912

Max offer price $364,922

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-414	+0% $-569	+5% $-723	+10% $-878
Rent	-10% $-821	-5% $-695	+0% $-569	+5% $-443	+10% $-317
Rate	-1.0pp $-344	-0.5pp $-455	base $-569	+0.5pp $-685	+1.0pp $-803

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: $111,805
• Closing costs: $13,417
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2547 Wyndgate Ct #2547 Westlake, OH	3.0	2.5	1514	$3,200	$2.11	72d	1	1.14mi
2601 Wyndgate Ct Westlake, OH	3.0	2.5	1819	$3,000	$1.65	51d	1	1.21mi
2672 Wyndgate Ct #2672 Westlake, OH	3.0	2.5	1514	$3,000	$1.98	72d	1	1.31mi
2695 Wyndgate Ct Westlake, OH	3.0	2.5	1819	$3,500	$1.92	93d	1	1.32mi

Listing history 17 events

1. 2026-06-22
   days on market $388,990 Active 143 DOM
2. 2026-06-21
   days on market $388,990 Active 142 DOM
3. 2026-06-18
   days on market $388,990 Active 139 DOM
4. 2026-06-17
   days on market $388,990 Active 138 DOM
5. 2026-06-16
   days on market $388,990 Active 137 DOM
6. 2026-06-15
   days on market $388,990 Active 136 DOM
7. 2026-06-13
   days on market $388,990 Active 134 DOM
8. 2026-06-13
   days on market $388,990 Active 133 DOM
9. 2026-06-09
   days on market $388,990 Active 130 DOM
10. 2026-06-08
    days on market $388,990 Active 129 DOM
11. 2026-06-07
    days on market $388,990 Active 128 DOM
12. 2026-06-05
    days on market $388,990 Active 125 DOM
13. 2026-06-03
    days on market $388,990 Active 124 DOM
14. 2026-06-02
    days on market $388,990 Active 123 DOM
15. 2026-06-01
    days on market $388,990 Active 122 DOM
16. 2026-05-31
    days on market $388,990 Active 121 DOM
17. 2026-01-31
    listed $388,990 Active 345-char remark

    Show marketing remark (345 chars)

    The Hadley features an open kitchen that flows into the café and gathering room. Upstairs, a fourth bedroom and loft provide versatile living space, while the luxurious Owner's Suite includes a private bath and oversized walk-in closet. Designed for both singles and families, this plan offers comfort and flexibility for every lifestyle.

ⓘ 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: $38,307
• − Mortgage interest: −$25,051
• − Property taxes: −$6,708
• − Insurance: −$2,236
• − Repairs & maintenance: −$3,065
• − Management: −$3,065
• − Depreciation: −$13,010
• Taxable loss: −$14,828
• Est. tax savings @ 24.0%: +$3,559
• After-tax cash flow: $-3,266/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

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior with a spacious kitchen and bathroom. The exterior is well-maintained, and the home is move-in ready.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and energy efficiency for tenants. ↑
• Resale Kitchen appliances maintenance — Modern appliances add to the home's appeal and can attract more buyers. ↑
• Resale Bathroom fixtures maintenance — Well-maintained fixtures can enhance the home's overall appeal and attract more buyers. ↑
• Resale Flooring maintenance — Clean and well-maintained flooring can enhance the home's overall appeal and attract more buyers. ↑

B Composite school gradezoned avg 75/100

Zoned Schools

Elementary Westlake Elementary School A OH #213/1,584 Nat'l #1,614/41,679 Middle Lee Burneson Middle School A+ OH #54/654 Nat'l #318/14,009 High Westlake High School B OH #130/781 Nat'l #2,397/17,239

Schools (NCES district)

• District: Westlake City
• NCES district ID: 3904506
• Math proficiency: 71% ▼ -12.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $74,709
• Composite: 65.85/100
• National rank: #451
• State rank: #76 of 656 in OH

A Composite livability gradescore 82/100

Livability — Westlake

• Score: 82/100
• State rank: #79
• US rank: #1202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westlake, OH
• County: Cuyahoga County · 1,244,621 people
• City population: 34,104
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,104
• Household income: $112,200
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 7% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 7% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Arabic 5% Other Indo-European 4% Russian/Polish/Slavic 2%

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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: ▼ -191.97%
• Current HPI: 202.4805
• Rent YoY: ▲ 2.32%
• Metro: Cleveland-Elyria, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

• 2026-01-31 Listed $388,990 Zillow