660 Rokeby Rd · Eastlake, OH 44095

$159,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 12 Days on market

Built 1949 7,400 sqft lot Est $130k · 23% over

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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 +14.3/30.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Ranch in Eastlake Great opportunity for investors with this two-bedroom, one-bath ranch located in Eastlake. The home features a functional single-level layout and an attached one-car garage. Ideal for renovation, flip, or rental portfolio addition. Convenient location near shopping, dining, and major roadways. The property requires updates and is being sold as is, offering a chance to add value and build equity. .

Key facts

• New bathroom
• Remodeled kitchen
• New tub and surround

Tags

• REMODELED KITCHEN
• NEW SHAKER STYLE CABINETS
• LUXURY VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• NEW BATHROOM
• NEW TUB AND SURROUND

Property features AI

Finance

• HOA & community: Neighborhood features include restaurants, shopping, street lights, sidewalks, suburban setting

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public water; Public sewer; Forced air heating
• Home design: Single-story home; Faces east; Entry level: main level
• Construction: Aluminum siding and block construction; Asphalt/fiberglass roof; Brick/mortar foundation; Built per public records
• Exterior features: Back yard; Front yard; Level/flat lot; 50 x 148 lot dimensions; Shed(s); Back yard fencing

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Interior features: ENERGY STAR qualified windows; Crawl space basement
• Laundry & utility: Electric and gas dryer hookups; Laundry located on main level and in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $28 ($336/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 $131k (17.6% below list).
• Recommended offer: $131k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Eastlake — 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 68/100 on livability (#550 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D+, amenities F, commute F.
• Willoughby-Eastlake City (suburban): math 42% / reading 58% proficiency, ranked #434 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Royalview Elementary School (math 55% / reading 52%, grade C, #834 of 1,584 statewide, top 53%, 703 students, 44% FRL); Willowick Middle School (math 35% / reading 57%, grade D+, #464 of 654 statewide, top 71%, 455 students, 48% FRL); North High School (math 19% / reading 67%, grade F, #494 of 781 statewide, top 63%, 1,216 students, 38% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 132 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 448 units permitted in Lake County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $77k; list at $159k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,939 (17.6% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $129,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 E 340th St	0.70mi	2/1.0	672 (0%)	4mo	$129,750	$193	64

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-21,592
• Equity at exit: $23,707

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-6,322
• Equity at exit: $13,747

Cash invested: $44,520 (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 44095

• Rents YoY: 4.8%
• Active inventory: 132
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $28

Break-even live

Break-even rent $1,274

Max offer price $159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $118	-5% $73	+0% $28	+5% $-17	+10% $-62
Rent	-10% $-75	-5% $-24	+0% $28	+5% $80	+10% $131
Rate	-1.0pp $108	-0.5pp $68	base $28	+0.5pp $-13	+1.0pp $-55

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33145 Vine St Willowick, OH	1.0	1.0	500	$950	$1.90	25d	1	0.72mi
33201 Vine St Willowick, OH	1.0–2.0	1.0	621	$1,200	$1.93	22d	1	0.80mi

Listing history 9 events

1. 2026-06-21
   days on market $159,000 Active 12 DOM
2. 2026-06-18
   days on market $159,000 Active 9 DOM
3. 2026-06-17
   days on market $159,000 Active 8 DOM
4. 2026-06-16
   days on market $159,000 Active 7 DOM
5. 2026-06-15
   days on market $159,000 Active 6 DOM
6. 2026-06-13
   days on market $159,000 Active 4 DOM
7. 2026-06-13
   days on market $159,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $159,000 Active 1 DOM

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,878 · $157/mo
• Expected delta: +$602/yr (+$50/mo · 47.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,713
• − Mortgage interest: −$8,906
• − Property taxes: −$1,277
• − Insurance: −$795
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,625
• Taxable loss: −$2,405
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $913/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: Willoughby-Eastlake City
• NCES district ID: 3904510
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $52,500
• Composite: 42.96/100
• National rank: #3110
• State rank: #434 of 656 in OH

Livability — Eastlake

• Score: 68/100
• State rank: #550
• US rank: #9388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastlake, OH
• County: Lake County · 204,927 people
• City population: 32,363
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,363
• Household income: $71,543
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 590.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.78%
• Current HPI: 171.8121
• Rent YoY: ▲ 4.81%
• 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

+134.5% since first listed

12 events — show timeline

• 2026-06-09 Listed $159,000 MLSNOW
• 2026-04-20 Sold (Public Records) $76,600 Public Records
• 2026-04-20 Sold (MLS) $76,600 MLSNOW
• 2026-04-01 Pending — MLSNOW
• 2026-03-27 Relisted — MLSNOW
• 2026-03-27 Price Changed $72,900 MLSNOW
• 2026-03-19 Contingent — MLSNOW
• 2026-03-12 Relisted — MLSNOW
• 2026-01-23 Pending — MLSNOW
• 2026-01-20 Listed $69,900 MLSNOW
• 1994-08-31 Sold (Public Records) $67,800 Public Records
• 1994-08-31 Sold (Public Records) $67,800 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,277 · -34.0% YoY. Source: county tax records.