156 Dorland Ave · Berea, OH 44017

$225,000

3 bd · 1.0 ba · 1,694 sqft · SingleFamily public records · 3 Days on market

Built 1963 9,365 sqft lot Est $293k · 23% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• 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

Looking for a well-maintained home on a quiet street in Berea with space to relax and enjoy everyday life? Welcome to 156 Dorland Avenue. Tucked away on a peaceful dead-end street, this 3-bedroom, 1.5-bath home offers over 1,600 square feet of living space and a comfortable layout designed for easy living. Inside, you'll find bright living areas filled with natural light and a spacious sunroom that's perfect for morning coffee, reading, or gathering with friends and family. The home has been well cared for and offers plenty of room to spread out while still feeling warm and inviting. Enjoy being close to local parks, walking paths, schools, shopping, and dining, with convenient access to ma

Key facts

• Quiet street
• Spacious sunroom
• Walking paths

Tags

• QUIET STREET
• PEACEFUL DEAD-END STREET
• BRIGHT LIVING AREAS
• SPACIOUS SUNROOM
• LOCAL PARKS
• WALKING PATHS

Property features AI

Finance

• Other: Annual tax information available

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family property; Asphalt roof; Aluminum siding; Slab foundation; Above-grade finished area approximately 1,694
• Construction: Built (year per public records); Aluminum siding construction; Asphalt roof; Slab foundation
• Exterior features: Lot approximately 0.215 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Total of 5 rooms
• Laundry & utility: Washer; Dryer; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 9.0% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 42% 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 $2k of loan paydown is wiped out by about $7k 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

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

Recommended offer $225,000

Questions for the listing agent

1. Built in 1963 — 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: 1.18% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $293,062
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9753 Prospect Rd	0.68mi	3/2.0	1,704 (+1%)	0mo	$430,000	$252	63
7679 S Eastland Rd	0.74mi	3/1.5	1,683 (-1%)	0mo	$286,000	$170	62
191 Maplelawn Dr	0.12mi	4/1.5 (+1)	1,783 (+5%)	22mo	$285,500	$160	61
223 Maplelawn Dr	0.16mi	3/1.5	1,557 (-8%)	24mo	$191,200	$123	57
8627 Courtland Dr	0.60mi	4/2.5 (+1)	1,750 (+3%)	6mo	$303,500	$173	50
748 Fair St	0.74mi	3/2.0	1,668 (-2%)	11mo	$290,000	$174	50
9081 Fair Rd	0.36mi	3/1.5	1,554 (-8%)	21mo	$269,000	$173	50
9577 Prospect Rd	0.63mi	4/2.5 (+1)	1,660 (-2%)	19mo	$318,000	$192	41
104 Whitehall Dr	0.62mi	3/2.0	1,445 (-15%)	6mo	$205,000	$142	37
9049 Prospect Rd	0.42mi	4/3.0 (+1)	1,446 (-15%)	22mo	$289,000	$200	25

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,841
• Equity at exit: $33,548

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $38,834
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,664 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$320 /mo · $3,835/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $511

Break-even live

Break-even rent $2,017

Max offer price $225,000

Occupancy floor 76%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
670 Prospect Rd Berea, OH	1.0–3.0	1.0	852	$1,686	$1.98	1d	16	0.39mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	7d	1	0.73mi
8040 Strongsville Blvd Unit 1496063P Strongsville, OH	3.0	2.0	1980	$8,055	$4.07	21d	1	1.09mi
22410 Rock Creek Cir Strongsville, OH	3.0	2.0	2103	$2,400	$1.14	1d	1	1.21mi
9745 Douglas Ln Olmsted Falls, OH	1.0–3.0	1.0	1000	$1,686	$1.69	1d	2	1.36mi

Listing history 3 events

1. 2026-06-08
   statusdays on market $225,000 Pending 3 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $225,000 Active 2 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: $3,835 · $320/mo
• Projected year-2 tax: $3,835 · $320/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,966
• − Mortgage interest: −$12,603
• − Property taxes: −$3,835
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$6,545
• Taxable income: $2,742
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $5,476/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

1 event — show timeline

• 2026-06-05 Listed $225,000 MLSNOW

Property tax history

+4.0%/yr

Latest (2025): $3,835 · -0.3% YoY. Source: county tax records.