5263 W 148th St · Brook Park, OH 44141

$90,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 44 Days on market

Built 1953 5,445 sqft lot $104/sqft · 56% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUCTION! MAY 12TH AT 4 PM! Charming ranch-style home in a desirable Brook Park location! This 3-bedroom property offers comfortable one-floor living with a full basement providing additional storage or potential living space. Enjoy the fenced-in yard—perfect for pets, play, or entertaining—along with a detached garage for added convenience. Ideally situated close to parks, shopping, and town amenities, this home combines location and opportunity. Selling at Minimum Bid Auction of just $90,000 on Tuesday, May 12th at 4 PM. Preview and registration will begin at 3 PM. Don't miss your chance to bid on this great property! Correct address is 5263 W 148th St, Brook Park Ohio 44142.

Key facts

• Close to parks
• Full basement
• Close to shopping

Tags

• FENCED-IN YARD
• FULL BASEMENT
• DETACHED GARAGE
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.2% in Brook Park — 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 74/100 on livability (#273 in OH, #4,475 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 active listings in the ZIP; 2 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 is only 15% of the median local income ($127k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 35y 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: property tax is 4.0% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.80% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 4.6

CMA / ARV

• ARV (median comp): $206,366
• List price: $90,000
• Delta: -56.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5249 W 150th St	0.10mi	3/2.0	936 (+8%)	1mo	$217,000	$232	77
5312 W 149th St	0.09mi	3/2.0	912 (+6%)	9mo	$260,000	$285	75
15633 Harrison Dr	0.53mi	3/1.0	888 (+3%)	4mo	$185,000	$208	68
15546 Hummel Rd	0.58mi	3/2.0	888 (+3%)	1mo	$262,500	$296	64
15460 Harrison Dr	0.46mi	3/1.0	888 (+3%)	16mo	$207,000	$233	61
5757 Defiance Ave	0.65mi	3/2.0	884 (+2%)	3mo	$225,000	$255	59
5752 Van Wert Ave	0.65mi	3/2.0	884 (+2%)	11mo	$235,000	$266	53
5721 Michael Dr	0.55mi	3/2.0	944 (+9%)	7mo	$240,000	$254	49
5150 W 139th St	0.49mi	2/1.0 (-1)	802 (-7%)	14mo	$160,000	$200	48
14153 Pemberton Dr	0.68mi	3/2.0	884 (+2%)	22mo	$270,000	$305	42
15854 Hummel Rd	0.66mi	3/2.0	953 (+10%)	12mo	$225,000	$236	38
5795 Knox Blvd	0.67mi	3/2.0	936 (+8%)	24mo	$210,000	$224	31

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $15,816
• Equity at exit: $13,419

10-year hold

• IRR: 24.3%
• Equity multiple: 3.12×
• Total profit: $53,299
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$297 /mo · $3,561/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $475

Break-even live

Break-even rent $1,021

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $526	-5% $501	+0% $475	+5% $450	+10% $424
Rent	-10% $347	-5% $411	+0% $475	+5% $539	+10% $603
Rate	-1.0pp $520	-0.5pp $498	base $475	+0.5pp $452	+1.0pp $428

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5070 W 148th St Brook Park, OH	2.0	1.0	900	$1,600	$1.78	45d	1	0.17mi
16261 Remora Blvd Brook Park, OH	3.0	1.0	936	$1,750	$1.87	45d	1	0.94mi

Listing history 27 events

1. 2026-04-13
   listed $90,000 Active 697-char remark

   Show marketing remark (697 chars)

   AUCTION! MAY 12TH AT 4 PM! Charming ranch-style home in a desirable Brook Park location! This 3-bedroom property offers comfortable one-floor living with a full basement providing additional storage or potential living space. Enjoy the fenced-in yard—perfect for pets, play, or entertaining—along with a detached garage for added convenience. Ideally situated close to parks, shopping, and town amenities, this home combines location and opportunity. Selling at Minimum Bid Auction of just $90,000 on Tuesday, May 12th at 4 PM. Preview and registration will begin at 3 PM. Don't miss your chance to bid on this great property! Correct address is 5263 W 148th St, Brook Park Ohio 44142.

2. 2020-11-04
   price $92,900 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

3. 2020-11-04
   price $92,900 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

4. 2020-11-04
   price $92,900 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

5. 2020-11-02
   price $92,900 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

6. 2020-08-26
   price $92,900 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

7. 2014-02-12
   price $92,900 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

8. 2001-01-30
   soldstatus $106,000 308-char remark

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

9. 2001-01-30
   soldstatus $106,000

   Show marketing remark (308 chars)

   Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

10. 2000-10-31
    listed $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

11. 2000-09-30
    historical
12. 2000-07-31
    listed $112,900
13. 2000-07-30
    historical
14. 2000-01-03
    listed $112,900
15. 1998-05-19
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

16. 1998-05-19
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

17. 1998-05-19
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

18. 1998-05-19
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

19. 1998-05-19
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

20. 1998-05-19
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Sharp Alum Ranch W/ Fenced Yard! Newer Elctric! Windows, Ext Doors, H20, Furnace & Air All New In 99! Rec Rm W/ Wet Bar & Gas Fireplace! 1/2 Bath In Bsmt! Newer Garage Door! April- Aire! Hardwood Floors! Bath Recently Remodeled! Front Porch Plus Covered Patio W/ Gas Grill! 24 Hrs Notice To Show!

21. 1992-02-20
    soldstatus $76,500
22. 1992-01-15
    historical
23. 1991-09-27
    listed $79,500
24. 1989-08-10
    soldstatus $74,500
25. 1985-04-18
    soldstatus $58,500
26. 1985-04-17
    soldstatus $58,500
27. 1977-08-01
    soldstatus $45,000

ⓘ 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: $3,561 · $297/mo
• Projected year-2 tax: $3,561 · $297/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 3/10 Moderate 7 d/yr ≥96°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: $19,463
• − Mortgage interest: −$5,041
• − Property taxes: −$3,561
• − Insurance: −$450
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$2,618
• Taxable income: $4,679
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,579/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Brook Park

• Score: 74/100
• State rank: #273
• US rank: #4475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brook Park, OH
• County: Cuyahoga · 1,045,444 people
• City population: 18,359
• 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

+100.0% since first listed

27 events — show timeline

• 2026-04-13 Listed $90,000 NORIS
• 2020-11-04 Price Changed $92,900 MLSNOW
• 2020-11-04 Price Changed $92,900 MLSNOW
• 2020-11-04 Price Changed $92,900 MLSNOW
• 2020-11-02 Price Changed $92,900 MLSNOW
• 2020-08-26 Price Changed $92,900 MLSNOW
• 2014-02-12 Price Changed $92,900 MLSNOW
• 2001-01-30 Sold (Public Records) $106,000 Public Records
• 2001-01-30 Sold (MLS) $106,000 MLSNOW
• 2000-10-31 Listed $112,000 MLSNOW
• 2000-09-30 Listing Removed — MLSNOW
• 2000-07-31 Listed $112,900 MLSNOW
• 2000-07-30 Listing Removed — MLSNOW
• 2000-01-03 Listed $112,900 MLSNOW
• 1998-05-19 Price Changed $112,000 MLSNOW
• 1998-05-19 Price Changed $112,000 MLSNOW
• 1998-05-19 Price Changed $112,000 MLSNOW
• 1998-05-19 Price Changed $112,000 MLSNOW
• 1998-05-19 Price Changed $112,000 MLSNOW
• 1998-05-19 Price Changed $112,000 MLSNOW
• 1992-02-20 Sold (Public Records) $76,500 Public Records
• 1992-01-15 Listing Removed — MLSNOW
• 1991-09-27 Listed $79,500 MLSNOW
• 1989-08-10 Sold (Public Records) $74,500 Public Records
• 1985-04-18 Sold (Public Records) $58,500 Public Records
• 1985-04-17 Sold (Public Records) $58,500 Public Records
• 1977-08-01 Sold (Public Records) $45,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,561 · +18.3% YoY. Source: county tax records.