8456 Whitewood Rd · Brecksville, OH 44141

$185,000

4 bd · 2.0 ba · 2,660 sqft · SingleFamily public records · 3 Days on market

Built 1959 1.41 ac lot ↓ 2% since listing

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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 +7.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking to build your dream home? Welcome to 8456 Whitewood Rd. in beautiful Brecksville! No HOA! Wooded lot with lots of nature to enjoy. Seller agrees to resolve septic issue prior to closing per county and city requirements. Buyer to tie into city sewer after title transfers. Structures are believed to be UNINHABITABLE. HOUSE IS NOT A "FIXER UPPER". BUYER TO TEAR DOWN HOUSE. This is a unique opportunity. Central location close to shopping, I-77, restaurants, metro parks and all Brecksville has to offer with Brecksville-Broadview Hts. schools - top schools & sports. Buyer agent must accompany buyer onto property. No entry into structures.

Key facts

• Close to restaurants
• Wooded lot
• Central location

Tags

• WOODED LOT
• CENTRAL LOCATION
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO METRO PARKS

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Public water; Septic tank sewer
• Home design: Two-story home; Year built per public records
• Construction: Construction details: see remarks
• Exterior features: Lot of approximately 1.41 acres; Above-grade finished area approximately 2,660 (source: assessor)

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Cap rate 14.7% vs local median 2.7% 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: schools A+, crime A+, employment 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.
• Market conditions: 100 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.89% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.03%
• DSCR: 2.34
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $521,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8096 Long Forest Dr	0.56mi	3/2.5 (-1)	2,710 (+2%)	1mo	$560,000	$207	63
7435 Amber Ln	0.57mi	4/3.0	2,628 (-1%)	8mo	$487,500	$186	61
6713 Farview Rd	0.66mi	4/3.0	2,632 (-1%)	4mo	$605,000	$230	60
6522 Mill Rd	0.37mi	4/3.5	2,926 (+10%)	6mo	$350,000	$120	55
8036 Long Forest Dr	0.55mi	3/3.5 (-1)	2,777 (+4%)	15mo	$545,000	$196	43
5714 Breckswood Oval	0.63mi	4/3.0	2,305 (-13%)	19mo	$389,900	$169	28
7451 Old Quarry Ln	0.67mi	4/4.0	3,005 (+13%)	24mo	$724,000	$241	20

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $52,760
• Equity at exit: $27,584

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $152,953
• Equity at exit: $15,995

Cash invested: $51,800 (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: 100
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$421 /mo · $5,056/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,296

Break-even live

Break-even rent $1,859

Max offer price $185,000

Occupancy floor 58%

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: $46,250
• Closing costs: $5,550
• 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	12d	1	1.43mi

Listing history 5 events

1. 2026-06-18
   days on market $185,000 Active 3 DOM
2. 2026-06-17
   days on market $185,000 Active 2 DOM
3. 2026-06-16
   remarks 650-char remark
4. 2026-06-15
   remarks 620-char remark
5. 2026-06-15
   listed $185,000 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: $5,056 · $421/mo
• Projected year-2 tax: $5,056 · $421/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 ≥97°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: $42,000
• − Mortgage interest: −$10,363
• − Property taxes: −$5,056
• − Insurance: −$925
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$5,382
• Taxable income: $13,554
• Est. tax owed @ 24.0%: −$3,253
• After-tax cash flow: $12,304/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

-2.1% since first listed

3 events — show timeline

• 2026-06-14 Listed $185,000 MLSNOW
• 1993-12-22 Listing Removed — MLSNOW
• 1993-04-22 Listed $189,000 MLSNOW

Property tax history

+0.4%/yr

Latest (2025): $5,056 · -41.5% YoY. Source: county tax records.