70 W 5th St · Berea, OH 44017

$115,000

4 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 1 Days on market

Built 1893 9,147 sqft lot

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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 +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Home Freshly Painted In & Out, Country Kitchen, 24 Hrs To Show. .. Roof 5 Yrs. .. Enclosed Porch, Covered Patio Close To Campus Of Bw. .. Bring Offers!!

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1893

Property features AI

Finance

• HOA & community: Neighborhood playground

Exterior

• Parking: Detached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year source: owner); Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Covered, enclosed porch and patio; Backyard with chain link and wood fencing

Interior

• Kitchen: Kitchen with window treatments
• Bedrooms: Two main-level bedrooms; Additional bedrooms on first and second floors (total bedrooms listed across levels)
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms located on the main level
• Heating & cooling: Forced-air heating (gas)
• Interior features: Partial unfinished basement; Window treatments in living areas and bedrooms
• Laundry & utility: Laundry area in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 15.8% vs local median 4.8% in Berea — 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 80/100 on livability (#136 in OH, #1,955 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute 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: 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 runs 34% of the median local income ($75k/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 $795 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $94k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1893 — 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 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. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.80%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $253,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 W Fifth Ave	0.05mi	4/1.5	1,404 (+6%)	15mo	$243,000	$173	74
96 Lincoln Ave	0.18mi	3/1.0 (-1)	1,350 (+2%)	16mo	$165,000	$122	71
143 Baker St	0.68mi	3/2.0 (-1)	1,256 (-5%)	1mo	$300,000	$239	49
584 Eastland Rd	0.66mi	4/3.0	1,420 (+7%)	2mo	$286,900	$202	48
200 Gibson St	0.74mi	3/1.0 (-1)	1,256 (-5%)	4mo	$225,000	$179	48
262 Elmwood Dr	0.58mi	3/1.0 (-1)	1,489 (+12%)	1mo	$235,000	$158	47
316 Rowan Dr	0.74mi	3/1.0 (-1)	1,352 (+2%)	13mo	$260,000	$192	47
209 The Mall Dr	0.59mi	4/3.0	1,404 (+6%)	11mo	$290,000	$207	46
724 Shelley Pkwy	0.59mi	3/2.0 (-1)	1,248 (-6%)	12mo	$185,000	$148	43
169 Fair St	0.71mi	3/2.0 (-1)	1,282 (-4%)	13mo	$269,900	$211	41
87 Emerson Ave	0.65mi	3/2.0 (-1)	1,400 (+5%)	14mo	$242,000	$173	40
716 N Rocky River Dr	0.58mi	3/2.0 (-1)	1,188 (-10%)	11mo	$227,275	$191	37

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: 29.1%
• Equity multiple: 2.22×
• Total profit: $39,166
• Equity at exit: $17,147

10-year hold

• IRR: 36.5%
• Equity multiple: 4.37×
• Total profit: $108,624
• Equity at exit: $9,943

Cash invested: $32,200 (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 44017

• Active inventory: 59
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $907

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 53%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Barrett Rd Berea, OH	3.0	1.0–2.0	798	$1,445	$1.81	10d	1	0.46mi
129 Riveredge Pkwy Berea, OH	3.0	1.5	1767	$1,800	$1.02	43d	1	0.85mi
287 Edgewood Dr Berea, OH	3.0	1.0	1284	$1,800	$1.40	1d	1	1.08mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	7d	1	1.24mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $115,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $25,850
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$3,345
• Taxable income: $9,626
• Est. tax owed @ 24.0%: −$2,310
• After-tax cash flow: $8,574/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 — Berea

• Score: 80/100
• State rank: #136
• US rank: #1955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berea, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,279
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,279
• Household income: $75,231
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 356.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 0%

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: ▼ -139.89%
• Current HPI: 208.8113
• 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

+21.2% since first listed

6 events — show timeline

• 2026-06-05 Pending — MLSNOW
• 2026-06-04 Listed $115,000 MLSNOW
• 1999-11-02 Sold (MLS) $94,000 MLSNOW
• 1999-08-14 Listing Removed — MLSNOW
• 1999-07-22 Sold (Public Records) $94,000 Public Records
• 1999-05-13 Listed $94,900 MLSNOW

Property tax history

+7.4%/yr

Latest (2025): $6,093 · +7.8% YoY. Source: county tax records.