9376 Knights Way · Brecksville, OH 44141

$399,900

3 bd · 2.5 ba · 2,924 sqft · SingleFamily public records · 22 Days on market

Built 1981 0.87 ac lot Est $573k · 30% under

---

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 +11.4/30.0
• Schools +7.5/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• 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

Open Airy Colonial * Sec. System * Park Like Setting * 3/4 Acre Lot * Small Bar Area Off Family Room * Must See To Appreciate * Motivated Seller.

Key facts

• Small deck
• Curved staircase
• Wet bar

Tags

• CURVED STAIRCASE
• WOOD BURNING FIREPLACE
• PRIVATE PUB AREA
• WET BAR
• SMALL DECK
• PRIVATE PERGOLA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (12.5% below list).
• Recommended offer: $350k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: crime A+, employment A+, housing 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.
• 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: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 33% of the median local income ($127k/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 $12k 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 22 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 36y 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 $192k; list at $400k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $350,000 (12.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $573,104
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6567 Queens Way	0.29mi	4/3.0 (+1)	2,993 (+2%)	10mo	$420,000	$140	67
9451 Sherwood Trl	0.23mi	3/3.5	2,730 (-7%)	24mo	$535,000	$196	55
6742 Oakes Rd	0.48mi	3/4.0	2,583 (-12%)	21mo	$415,000	$161	35
9601 Highland Dr	0.49mi	4/4.0 (+1)	3,162 (+8%)	21mo	$900,000	$285	35
6628 Westview Dr	0.68mi	3/2.5	3,198 (+9%)	22mo	$638,000	$199	34

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-73,727
• Equity at exit: $59,626

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-75,302
• Equity at exit: $34,576

Cash invested: $111,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$644 /mo · $7,723/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-142

Break-even live

Break-even rent $3,680

Max offer price $374,751

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $-29	+0% $-142	+5% $-256	+10% $-369
Rent	-10% $-419	-5% $-281	+0% $-142	+5% $-4	+10% $134
Rate	-1.0pp $59	-0.5pp $-41	base $-142	+0.5pp $-246	+1.0pp $-351

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6803 Cranbrook Dr Brecksville, OH	3.0	3.0	2304	$3,500	$1.52	13d	1	0.71mi

Listing history 20 events

1. 2026-06-10
   status $399,900 Pending 22 DOM
2. 2026-06-09
   days on market $399,900 Contingent 22 DOM
3. 2026-06-08
   statusdays on market $399,900 Contingent 21 DOM
4. 2026-06-07
   days on market $399,900 Active 20 DOM
5. 2026-04-30
   status Pending
6. 2026-04-20
   historical Contingent
7. 2026-04-10
   listed $399,900 Active
8. 1992-05-11
   soldstatus $192,500 146-char remark

   Show marketing remark (146 chars)

   Open Airy Colonial * Sec. System * Park Like Setting * 3/4 Acre Lot * Small Bar Area Off Family Room * Must See To Appreciate * Motivated Seller.

9. 1992-05-08
   soldstatus $192,500
10. 1992-05-08
    soldstatus $192,500
11. 1992-04-08
    listed $199,900 146-char remark

    Show marketing remark (146 chars)

    Open Airy Colonial * Sec. System * Park Like Setting * 3/4 Acre Lot * Small Bar Area Off Family Room * Must See To Appreciate * Motivated Seller.

12. 1992-04-07
    historical
13. 1992-02-07
    listed $199,900
14. 1992-02-07
    historical
15. 1991-11-09
    listed $199,900
16. 1991-11-08
    historical
17. 1990-11-27
    listed $199,900
18. 1986-04-14
    soldstatus $166,500
19. 1982-02-03
    soldstatus $141,400
20. 1981-07-10
    soldstatus $122,500

ⓘ 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: $7,723 · $644/mo
• Projected year-2 tax: $7,723 · $644/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $42,000
• − Mortgage interest: −$22,401
• − Property taxes: −$7,723
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$11,633
• Taxable loss: −$8,477
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $326/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

+226.4% since first listed

16 events — show timeline

• 2026-04-30 Pending — MLSNOW
• 2026-04-20 Contingent — MLSNOW
• 2026-04-10 Listed $399,900 MLSNOW
• 1992-05-11 Sold (MLS) $192,500 MLSNOW
• 1992-05-08 Sold (Public Records) $192,500 Public Records
• 1992-05-08 Sold (Public Records) $192,500 Public Records
• 1992-04-08 Listed $199,900 MLSNOW
• 1992-04-07 Listing Removed — MLSNOW
• 1992-02-07 Listing Removed — MLSNOW
• 1992-02-07 Listed $199,900 MLSNOW
• 1991-11-09 Listed $199,900 MLSNOW
• 1991-11-08 Listing Removed — MLSNOW
• 1990-11-27 Listed $199,900 MLSNOW
• 1986-04-14 Sold (Public Records) $166,500 Public Records
• 1982-02-03 Sold (Public Records) $141,400 Public Records
• 1981-07-10 Sold (Public Records) $122,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $7,723 · -0.2% YoY. Source: county tax records.