5995 Liberty Rd · Solon, OH 44139

$347,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 29 Days on market

Built 1960 0.69 ac lot

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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 +9.9/30.0
• Schools +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Ranch, on a large lot in the Award winning Solon City School District. Located conveniently within five minutes of beautiful South Chagrin Reservation, Solon shopping centers, and access to the highway. This charming impeccably maintained 3 bedroom, 1.5 bath home features an open floor plan with vaulted ceilings and beautiful hardwood floors. The bright Great Room with formal dining boasts a newer Marvin sliding glass door which leads to the park-like backyard on this spacious 0.69 acre property. The kitchen could easily be opened up to the great room, if you prefer. Primary connects to the updated half bath. Lower level features a family room/recreational area and spacious office/guest room with large cedar closet. Unfinished portion of the basement offers ample storage and room for workout equipment/workroom/etc. Come and relax on the front porch and feel right at home! * New carpet in LL 2016, whole home duct cleaning 2016, A/C 2013 , Roof 2006, Furnace 2006, Water Heater 2

Key facts

• Modern functionality
• 0.69 acre lot
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• MODERN FUNCTIONALITY
• PRACTICAL LIVING SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Frame construction with vinyl siding; Asphalt roof; Below-grade finished area reported (finished basement) and above-grade finished area reported
• Construction: Frame and vinyl siding construction; Asphalt roof
• Exterior features: Corner lot

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Finished basement; Updated/remodeled condition
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (19.2% below list).
• Recommended offer: $280k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.3% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 29 days — a 2% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 33y 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 $290k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $280,253 (19.2% 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 1960 — 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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.3

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-69,747
• Equity at exit: $51,739

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-77,973
• Equity at exit: $30,002

Cash invested: $97,160 (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 44139

• Active inventory: 101
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,803 medium
• Mortgage (P&I): −$1,820
• Tax from tax record: −$463 /mo · $5,555/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-213

Break-even live

Break-even rent $3,072

Max offer price $309,340

Occupancy floor —

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34500 Brookmeade Pl Solon, OH	1.0–3.0	1.0–2.5	1378	$3,640	$2.64	2d	13	1.40mi

Listing history 50 events

1. 2026-06-18
   days on market $347,000 Active 29 DOM
2. 2026-06-17
   days on market $347,000 Active 28 DOM
3. 2026-06-16
   days on market $347,000 Active 27 DOM
4. 2026-06-15
   days on market $347,000 Active 26 DOM
5. 2026-06-13
   pricedays on market $347,000 Active 24 DOM
6. 2026-06-09
   days on market $352,000 Active 20 DOM
7. 2026-06-08
   days on market $352,000 Active 19 DOM
8. 2026-06-07
   days on market $352,000 Active 18 DOM
9. 2026-06-05
   days on market $352,000 Active 15 DOM
10. 2026-06-03
    days on market $352,000 Active 14 DOM
11. 2026-06-02
    days on market $352,000 Active 13 DOM
12. 2026-06-01
    days on market $352,000 Active 12 DOM
13. 2026-05-31
    days on market $352,000 Active 11 DOM
14. 2026-05-20
    listed $352,000 Active
15. 2026-03-09
    historical
16. 2026-03-09
    listed $335,000 Active
17. 2023-04-26
    soldstatus $290,000 Closed 1002-char remark

    Show marketing remark (1002 chars)

    Fantastic Ranch, on a large lot in the Award winning Solon City School District. Located conveniently within five minutes of beautiful South Chagrin Reservation, Solon shopping centers, and access to the highway. This charming impeccably maintained 3 bedroom, 1.5 bath home features an open floor plan with vaulted ceilings and beautiful hardwood floors. The bright Great Room with formal dining boasts a newer Marvin sliding glass door which leads to the park-like backyard on this spacious 0.69 acre property. The kitchen could easily be opened up to the great room, if you prefer. Primary connects to the updated half bath. Lower level features a family room/recreational area and spacious office/guest room with large cedar closet. Unfinished portion of the basement offers ample storage and room for workout equipment/workroom/etc. Come and relax on the front porch and feel right at home! * New carpet in LL 2016, whole home duct cleaning 2016, A/C 2013 , Roof 2006, Furnace 2006, Water Heater 2

18. 2023-04-26
    soldstatus $290,000

    Show marketing remark (1002 chars)

    Fantastic Ranch, on a large lot in the Award winning Solon City School District. Located conveniently within five minutes of beautiful South Chagrin Reservation, Solon shopping centers, and access to the highway. This charming impeccably maintained 3 bedroom, 1.5 bath home features an open floor plan with vaulted ceilings and beautiful hardwood floors. The bright Great Room with formal dining boasts a newer Marvin sliding glass door which leads to the park-like backyard on this spacious 0.69 acre property. The kitchen could easily be opened up to the great room, if you prefer. Primary connects to the updated half bath. Lower level features a family room/recreational area and spacious office/guest room with large cedar closet. Unfinished portion of the basement offers ample storage and room for workout equipment/workroom/etc. Come and relax on the front porch and feel right at home! * New carpet in LL 2016, whole home duct cleaning 2016, A/C 2013 , Roof 2006, Furnace 2006, Water Heater 2

19. 2023-04-06
    status Pending 1002-char remark

    Show marketing remark (1002 chars)

    Fantastic Ranch, on a large lot in the Award winning Solon City School District. Located conveniently within five minutes of beautiful South Chagrin Reservation, Solon shopping centers, and access to the highway. This charming impeccably maintained 3 bedroom, 1.5 bath home features an open floor plan with vaulted ceilings and beautiful hardwood floors. The bright Great Room with formal dining boasts a newer Marvin sliding glass door which leads to the park-like backyard on this spacious 0.69 acre property. The kitchen could easily be opened up to the great room, if you prefer. Primary connects to the updated half bath. Lower level features a family room/recreational area and spacious office/guest room with large cedar closet. Unfinished portion of the basement offers ample storage and room for workout equipment/workroom/etc. Come and relax on the front porch and feel right at home! * New carpet in LL 2016, whole home duct cleaning 2016, A/C 2013 , Roof 2006, Furnace 2006, Water Heater 2

20. 2023-03-24
    historical Contingent 1002-char remark

    Show marketing remark (1002 chars)

    Fantastic Ranch, on a large lot in the Award winning Solon City School District. Located conveniently within five minutes of beautiful South Chagrin Reservation, Solon shopping centers, and access to the highway. This charming impeccably maintained 3 bedroom, 1.5 bath home features an open floor plan with vaulted ceilings and beautiful hardwood floors. The bright Great Room with formal dining boasts a newer Marvin sliding glass door which leads to the park-like backyard on this spacious 0.69 acre property. The kitchen could easily be opened up to the great room, if you prefer. Primary connects to the updated half bath. Lower level features a family room/recreational area and spacious office/guest room with large cedar closet. Unfinished portion of the basement offers ample storage and room for workout equipment/workroom/etc. Come and relax on the front porch and feel right at home! * New carpet in LL 2016, whole home duct cleaning 2016, A/C 2013 , Roof 2006, Furnace 2006, Water Heater 2

21. 2023-03-22
    listed $275,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    Fantastic Ranch, on a large lot in the Award winning Solon City School District. Located conveniently within five minutes of beautiful South Chagrin Reservation, Solon shopping centers, and access to the highway. This charming impeccably maintained 3 bedroom, 1.5 bath home features an open floor plan with vaulted ceilings and beautiful hardwood floors. The bright Great Room with formal dining boasts a newer Marvin sliding glass door which leads to the park-like backyard on this spacious 0.69 acre property. The kitchen could easily be opened up to the great room, if you prefer. Primary connects to the updated half bath. Lower level features a family room/recreational area and spacious office/guest room with large cedar closet. Unfinished portion of the basement offers ample storage and room for workout equipment/workroom/etc. Come and relax on the front porch and feel right at home! * New carpet in LL 2016, whole home duct cleaning 2016, A/C 2013 , Roof 2006, Furnace 2006, Water Heater 2

22. 2020-11-04
    price $29,900
23. 2020-08-25
    price $29,900
24. 2017-08-21
    soldstatus $216,800
25. 2017-08-18
    soldstatus $216,800 Sold
26. 2017-07-17
    status Pending
27. 2017-07-16
    historical
28. 2017-07-11
    historical Contingent
29. 2017-06-07
    price $218,900
30. 2017-05-03
    status Active
31. 2017-04-25
    historical Contingent
32. 2017-04-10
    listed $223,900 Active
33. 2014-02-12
    price $29,900
34. 2014-02-12
    price $29,900
35. 2009-03-16
    soldstatus $200,000
36. 2009-03-16
    soldstatus $200,000
37. 2008-11-08
    listed $215,000
38. 2001-08-07
    soldstatus $180,000
39. 2001-08-01
    soldstatus $180,000
40. 2001-05-07
    listed $184,900
41. 1998-11-27
    price $184,900
42. 1998-11-27
    price $184,900
43. 1998-11-27
    price $184,900
44. 1998-11-27
    price $184,900
45. 1998-05-04
    soldstatus $156,500
46. 1998-04-29
    soldstatus $156,500
47. 1998-03-25
    historical
48. 1997-09-25
    listed $153,900
49. 1997-09-20
    historical
50. 1997-03-20
    listed $155,000

ⓘ 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: $5,555 · $463/mo
• Projected year-2 tax: $5,555 · $463/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,630
• − Mortgage interest: −$19,437
• − Property taxes: −$5,555
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$10,095
• Taxable loss: −$8,572
• Est. tax savings @ 24.0%: +$2,057
• After-tax cash flow: $-501/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

+171.0% since first listed

43 events — show timeline

• 2026-05-20 Listed $352,000 MLSNOW
• 2026-03-09 Listed $335,000 MLSNOW
• 2026-03-09 Listing Removed — MLSNOW
• 2023-04-26 Sold (Public Records) $290,000 Public Records
• 2023-04-26 Sold (MLS) $290,000 MLSNOW
• 2023-04-06 Pending — MLSNOW
• 2023-03-24 Contingent — MLSNOW
• 2023-03-22 Listed $275,000 MLSNOW
• 2020-11-04 Price Changed $29,900 MLSNOW
• 2020-08-25 Price Changed $29,900 MLSNOW
• 2017-08-21 Sold (Public Records) $216,800 Public Records
• 2017-08-18 Sold (MLS) $216,800 MLSNOW
• 2017-07-17 Pending — MLSNOW
• 2017-07-16 Listing Removed — MLSNOW
• 2017-07-11 Contingent — MLSNOW
• 2017-06-07 Price Changed $218,900 MLSNOW
• 2017-05-03 Relisted — MLSNOW
• 2017-04-25 Contingent — MLSNOW
• 2017-04-10 Listed $223,900 MLSNOW
• 2014-02-12 Price Changed $29,900 MLSNOW
• 2014-02-12 Price Changed $29,900 MLSNOW
• 2009-03-16 Sold (Public Records) $200,000 Public Records
• 2009-03-16 Sold (MLS) $200,000 MLSNOW
• 2008-11-08 Listed $215,000 MLSNOW
• 2001-08-07 Sold (MLS) $180,000 MLSNOW
• 2001-08-01 Sold (Public Records) $180,000 Public Records
• 2001-05-07 Listed $184,900 MLSNOW
• 1998-11-27 Price Changed $184,900 MLSNOW
• 1998-11-27 Price Changed $184,900 MLSNOW
• 1998-11-27 Price Changed $184,900 MLSNOW
• 1998-11-27 Price Changed $184,900 MLSNOW
• 1998-05-04 Sold (MLS) $156,500 MLSNOW
• 1998-04-29 Sold (Public Records) $156,500 Public Records
• 1998-03-25 Listing Removed — MLSNOW
• 1997-09-25 Listed $153,900 MLSNOW
• 1997-09-20 Listing Removed — MLSNOW
• 1997-03-20 Listed $155,000 MLSNOW
• 1994-02-07 Sold (Public Records) $133,000 Public Records
• 1994-02-07 Sold (MLS) $133,000 MLSNOW
• 1993-12-06 Sold (Public Records) $115,000 Public Records
• 1993-12-04 Listed $142,900 MLSNOW
• 1993-07-12 Listing Removed — MLSNOW
• 1993-04-19 Listed $129,900 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $5,555 · +0.0% YoY. Source: county tax records.