1263 Royalwood Rd · Broadview Heights, OH 44147

$198,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 5 Days on market

Built 1940 1.72 ac lot $174/sqft · 20% below area Est $248k · 20% under

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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 +15.0/15.0
• Cash flow +8.0/30.0
• Schools +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property would be great to add on an addition to, live in a nice cozy home or bring your own builder to have a beautiful home on a great piece of land! This lovely wooded lot has 100 feet of frontage that backs up 750 feet to a beautiful wooded view. This property is part of the award winning Broadview/ Brecksville school district. Great location being nearly across the street from "The Fields" Memorial Park featuring baseball fields, tennis courts, etc.

Key facts

• Huge yard
• Laundry room
• Front porch

Tags

• HUGE YARD
• FRONT PORCH
• SPACIOUS EAT IN KITCHEN
• LAUNDRY ROOM
• UPDATED HWT
• SUMP PUMP INSTALLED

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family property; 1,140 above-grade finished area
• Construction: Vinyl siding; Asphalt fiberglass roof
• Exterior features: Front porch; Wooded lot; Approximately 1.72 acres

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Crawl space with sump pump; Has a view
• Laundry & utility: Washer; Dryer; Dedicated laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (25.5% below list).
• Recommended offer: $147k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.6% in Broadview Heights — 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 79/100 on livability (#150 in OH, #2,291 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute 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.
• Zoned schools: Brecksville-Broadview Heights Middle School (math 86% / reading 86%, grade A+, #13 of 654 statewide, top 2%, 796 students, 10% FRL); Brecksville-Broadview Heights High School (math 76% / reading 83%, grade A-, #35 of 781 statewide, top 6%, 1,232 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 17% of the median local income ($103k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,448 (25.5% 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 1940 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $247,691
• List price: $198,000
• Delta: -20.06%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1263 Royalwood Rd	0.00mi	2/1.0	1,140 (0%)	0mo	$185,550	$163	100
2650 Royalwood Rd	0.69mi	3/1.5 (+1)	1,200 (+5%)	13mo	$245,000	$204	41

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-44,754
• Equity at exit: $29,522

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-55,231
• Equity at exit: $17,119

Cash invested: $55,440 (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 44147

• Home prices YoY: -33.4%
• Active inventory: 106
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-199

Break-even live

Break-even rent $1,727

Max offer price $162,804

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-143	+0% $-199	+5% $-255	+10% $-311
Rent	-10% $-316	-5% $-257	+0% $-199	+5% $-141	+10% $-83
Rate	-1.0pp $-100	-0.5pp $-149	base $-199	+0.5pp $-251	+1.0pp $-303

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Summit Blvd Cleveland, OH	2.0–3.0	1.0–2.0	1040	$895	$0.86	3d	1	0.37mi
411 Tollis Pkwy Unit 139A Broadview Heights, OH	2.0	1.0	817	$1,300	$1.59	45d	1	0.54mi
900 Tollis Pkwy Broadview Heights, OH	2.0	1.0–2.0	1000	$1,325	$1.32	3d	3	0.65mi
1200 Vineyard Dr Broadview Heights, OH	2.0	1.0	1007	$1,900	$1.89	3d	1	0.66mi
8404 Avery Rd Broadview Heights, OH	2.0	1.5	1144	$1,750	$1.53	25d	1	1.24mi

Listing history 22 events

1. 2026-05-10
   status Pending 919-char remark
2. 2026-05-05
   listed $198,000 Active 919-char remark
3. 2021-04-05
   soldstatus $153,000
4. 2021-03-30
   soldstatus $153,000 Closed
5. 2021-03-21
   status Pending
6. 2021-02-28
   historical Contingent
7. 2021-02-11
   listed $155,000 Active
8. 2019-04-19
   soldstatus $128,000
9. 2019-04-18
   soldstatus $128,000 Sold

   Show marketing remark (473 chars)

   This property would be great to add on an addition to, live in a nice cozy home or bring your own builder to have a beautiful home on a great piece of land! This lovely wooded lot has 100 feet of frontage that backs up 750 feet to a beautiful wooded view. This property is part of the award winning Broadview/ Brecksville school district. Great location being nearly across the street from "The Fields" Memorial Park featuring baseball fields, tennis courts, etc.

10. 2019-03-22
    historical
11. 2019-03-19
    historical Contingent

    Show marketing remark (473 chars)

    This property would be great to add on an addition to, live in a nice cozy home or bring your own builder to have a beautiful home on a great piece of land! This lovely wooded lot has 100 feet of frontage that backs up 750 feet to a beautiful wooded view. This property is part of the award winning Broadview/ Brecksville school district. Great location being nearly across the street from "The Fields" Memorial Park featuring baseball fields, tennis courts, etc.

12. 2019-02-25
    listed $135,000 Active

    Show marketing remark (473 chars)

    This property would be great to add on an addition to, live in a nice cozy home or bring your own builder to have a beautiful home on a great piece of land! This lovely wooded lot has 100 feet of frontage that backs up 750 feet to a beautiful wooded view. This property is part of the award winning Broadview/ Brecksville school district. Great location being nearly across the street from "The Fields" Memorial Park featuring baseball fields, tennis courts, etc.

13. 2019-02-25
    listed $135,000 Active

    Show marketing remark (473 chars)

    This property would be great to add on an addition to, live in a nice cozy home or bring your own builder to have a beautiful home on a great piece of land! This lovely wooded lot has 100 feet of frontage that backs up 750 feet to a beautiful wooded view. This property is part of the award winning Broadview/ Brecksville school district. Great location being nearly across the street from "The Fields" Memorial Park featuring baseball fields, tennis courts, etc.

14. 2018-08-28
    historical
15. 2018-05-21
    price $137,500
16. 2018-02-04
    price $147,500
17. 2017-09-19
    price $155,500
18. 2017-07-24
    listed $169,900 Active
19. 2002-05-24
    historical
20. 2001-11-24
    listed $145,000
21. 1991-09-04
    soldstatus $74,000
22. 1988-10-13
    soldstatus $65,000

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $3,004 · $250/mo
• Expected delta: +$85/yr (+$7/mo · 2.9%)

ⓘ 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 6 d/yr ≥94°F today · 15 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: $17,694
• − Mortgage interest: −$11,091
• − Property taxes: −$2,919
• − Insurance: −$990
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$5,760
• Taxable loss: −$5,897
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-975/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 — Broadview Heights

• Score: 79/100
• State rank: #150
• US rank: #2291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 19,771
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 19,771
• Household income: $103,125
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 186.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 12% Subsaharan African 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Spanish 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: ▼ -97.09%
• Current HPI: 193.3693
• 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

+185.5% since first listed

23 events — show timeline

• 2026-06-08 Sold (MLS) $185,550 MLSNOW
• 2026-05-10 Pending — MLSNOW
• 2026-05-05 Listed $198,000 MLSNOW
• 2021-04-05 Sold (Public Records) $153,000 Public Records
• 2021-03-30 Sold (MLS) $153,000 MLSNOW
• 2021-03-21 Pending — MLSNOW
• 2021-02-28 Contingent — MLSNOW
• 2021-02-11 Listed $155,000 MLSNOW
• 2019-04-19 Sold (Public Records) $128,000 Public Records
• 2019-04-18 Sold (MLS) $128,000 MLSNOW
• 2019-03-22 Listing Removed — MLSNOW
• 2019-03-19 Contingent — MLSNOW
• 2019-02-25 Listed $135,000 MLSNOW
• 2019-02-25 Listed $135,000 MLSNOW
• 2018-08-28 Listing Removed — MLSNOW
• 2018-05-21 Price Changed $137,500 MLSNOW
• 2018-02-04 Price Changed $147,500 MLSNOW
• 2017-09-19 Price Changed $155,500 MLSNOW
• 2017-07-24 Listed $169,900 MLSNOW
• 2002-05-24 Listing Removed — MLSNOW
• 2001-11-24 Listed $145,000 MLSNOW
• 1991-09-04 Sold (Public Records) $74,000 Public Records
• 1988-10-13 Sold (Public Records) $65,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,919 · -22.9% YoY. Source: county tax records.