6919 W Fitzwater Rd #17 · Brecksville, OH 44141

$185,000

1 bd · 2.0 ba · 1,484 sqft · Condo public records · 6 Days on market

Built 1971 $287/mo HOA · 15% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sharp custom built townhouse with many updates! Living room/family room with cathedral beamed ceiling and fireplace. 2 bedrooms and 2 full baths. Master suite with bathroom and walk-in closet. Crawl space for storage near the kitchen. All appliances stay. Prime location, near all conveniences of Brecksville. Private wooded backyard! Great Value, priced below purchase price of $121,000. in 2004. Don't miss out on this fine home! Award winning school system. Access to the Brecksville Community Center, 64,000 sq. ft. state-of-the-art recreation facility which includes indoor & outdoor pools, fitness center, walking & jogging trails, more!

Key facts

• Ample cabinetry
• Walk-in closet
• Private patio

Tags

• CATHEDRAL BEAMED CEILING
• COZY FIREPLACE
• AMPLE CABINETRY
• PRIVATE BATHROOM
• WALK-IN CLOSET
• PRIVATE PATIO

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Has homeowners association (Compass South HOA); Monthly association fee; HOA covers management, insurance, grounds and structure maintenance, parking, recreation facilities, reserve fund, and snow removal

Exterior

• Parking: Assigned paved parking; Detached garage with automatic door opener (1 garage space)
• Utilities: Public water; Public sewer
• Home design: 2-story property; Entry level 17; Property attached
• Construction: Brick and vinyl siding construction; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Patio; Wooded lot; South-facing view

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (gas)
• Interior features: Cathedral ceilings; Entrance foyer; Walk-in closets; Living room fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-70 ($-841/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $173k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.8% in Brecksville — 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 77/100 on livability (#183 in OH, #2,852 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Brecksville-Broadview Heights City (suburban): math 85% / reading 85% proficiency, ranked #23 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 98 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• 3 sale attempts since 11y 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 $90k; list at $185k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $172,623 (6.7% 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-34,227
• Equity at exit: $27,584

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-34,682
• Equity at exit: $15,995

Cash invested: $51,800 (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 44141

• Active inventory: 98
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$77
• HOA: −$287
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-70

Break-even live

Break-even rent $1,999

Max offer price $172,623

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-18	+0% $-70	+5% $-122	+10% $-175
Rent	-10% $-221	-5% $-146	+0% $-70	+5% $5	+10% $81
Rate	-1.0pp $23	-0.5pp $-23	base $-70	+0.5pp $-118	+1.0pp $-167

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 W Fitzwater Rd Brecksville, OH	2.0	2.0	1484	$2,200	$1.48	44d	1	0.03mi
6995 Carriage Hill Dr Brecksville, OH	2.0	1.5	1068	$1,600	$1.50	44d	1	0.16mi
6910 Carriage Hill Dr #103 Brecksville, OH	2.0	1.5	1007	$1,485	$1.47	44d	1	0.20mi

HOA detail condo

• Monthly dues: $287 · $3,444/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-10
   status Pending 1011-char remark
2. 2026-05-01
   listed $185,000 Active 1011-char remark
3. 2016-08-24
   soldstatus $89,900 Sold 655-char remark

   Show marketing remark (655 chars)

   Sharp custom built townhouse with many updates! Living room/family room with cathedral beamed ceiling and fireplace. 2 bedrooms and 2 full baths. Master suite with bathroom and walk-in closet. Crawl space for storage near the kitchen. All appliances stay. Prime location, near all conveniences of Brecksville. Private wooded backyard! Great Value, priced below purchase price of $121,000. in 2004. Don't miss out on this fine home! Award winning school system. Access to the Brecksville Community Center, 64,000 sq. ft. state-of-the-art recreation facility which includes indoor & outdoor pools, fitness center, walking & jogging trails, more!

4. 2016-08-24
   soldstatus $89,900

   Show marketing remark (655 chars)

   Sharp custom built townhouse with many updates! Living room/family room with cathedral beamed ceiling and fireplace. 2 bedrooms and 2 full baths. Master suite with bathroom and walk-in closet. Crawl space for storage near the kitchen. All appliances stay. Prime location, near all conveniences of Brecksville. Private wooded backyard! Great Value, priced below purchase price of $121,000. in 2004. Don't miss out on this fine home! Award winning school system. Access to the Brecksville Community Center, 64,000 sq. ft. state-of-the-art recreation facility which includes indoor & outdoor pools, fitness center, walking & jogging trails, more!

5. 2016-08-17
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Sharp custom built townhouse with many updates! Living room/family room with cathedral beamed ceiling and fireplace. 2 bedrooms and 2 full baths. Master suite with bathroom and walk-in closet. Crawl space for storage near the kitchen. All appliances stay. Prime location, near all conveniences of Brecksville. Private wooded backyard! Great Value, priced below purchase price of $121,000. in 2004. Don't miss out on this fine home! Award winning school system. Access to the Brecksville Community Center, 64,000 sq. ft. state-of-the-art recreation facility which includes indoor & outdoor pools, fitness center, walking & jogging trails, more!

6. 2016-07-14
   historical Contingent 655-char remark

   Show marketing remark (655 chars)

   Sharp custom built townhouse with many updates! Living room/family room with cathedral beamed ceiling and fireplace. 2 bedrooms and 2 full baths. Master suite with bathroom and walk-in closet. Crawl space for storage near the kitchen. All appliances stay. Prime location, near all conveniences of Brecksville. Private wooded backyard! Great Value, priced below purchase price of $121,000. in 2004. Don't miss out on this fine home! Award winning school system. Access to the Brecksville Community Center, 64,000 sq. ft. state-of-the-art recreation facility which includes indoor & outdoor pools, fitness center, walking & jogging trails, more!

7. 2016-01-14
   listed $99,900 Active 655-char remark

   Show marketing remark (655 chars)

   Sharp custom built townhouse with many updates! Living room/family room with cathedral beamed ceiling and fireplace. 2 bedrooms and 2 full baths. Master suite with bathroom and walk-in closet. Crawl space for storage near the kitchen. All appliances stay. Prime location, near all conveniences of Brecksville. Private wooded backyard! Great Value, priced below purchase price of $121,000. in 2004. Don't miss out on this fine home! Award winning school system. Access to the Brecksville Community Center, 64,000 sq. ft. state-of-the-art recreation facility which includes indoor & outdoor pools, fitness center, walking & jogging trails, more!

8. 2015-07-10
   historical
9. 2015-06-05
   price $99,900
10. 2015-03-04
    listed $109,900 Active
11. 2004-07-22
    soldstatus $121,000
12. 2001-06-28
    soldstatus $107,900
13. 1981-06-19
    soldstatus $74,000

ⓘ 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: $2,940 · $245/mo
• Projected year-2 tax: $2,940 · $245/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $22,925
• − Mortgage interest: −$10,363
• − Property taxes: −$2,940
• − Insurance: −$925
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − HOA: −$3,444
• − Depreciation: −$5,382
• Taxable loss: −$3,797
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $71/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: Brecksville-Broadview Heights City
• NCES district ID: 3904364
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $81,033
• Composite: 74.78/100
• National rank: #149
• State rank: #23 of 656 in OH

Livability — Brecksville

• Score: 77/100
• State rank: #183
• US rank: #2852

Category grades

Amenities F Commute F Cost of living C+ 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: Brecksville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 13,954
• Metro: Cleveland, OH
• Population (ZIP): 13,954
• Household income: $127,347
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 7.6

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Asian 5% Black 1%
• Common ancestry: Romanian 17% Slovak 2% Italian 2%
• Foreign-born: 7% · South Korea, China
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -147.81%
• Current HPI: 196.4397
• Rent YoY: —
• Metro: —
• 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

+150.0% since first listed

13 events — show timeline

• 2026-05-10 Pending — MLSNOW
• 2026-05-01 Listed $185,000 MLSNOW
• 2016-08-24 Sold (Public Records) $89,900 Public Records
• 2016-08-24 Sold (MLS) $89,900 MLSNOW
• 2016-08-17 Pending — MLSNOW
• 2016-07-14 Contingent — MLSNOW
• 2016-01-14 Listed $99,900 MLSNOW
• 2015-07-10 Listing Removed — MLSNOW
• 2015-06-05 Price Changed $99,900 MLSNOW
• 2015-03-04 Listed $109,900 MLSNOW
• 2004-07-22 Sold (Public Records) $121,000 Public Records
• 2001-06-28 Sold (Public Records) $107,900 Public Records
• 1981-06-19 Sold (Public Records) $74,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,940 · -0.6% YoY. Source: county tax records.