4179 Columbia Rd · North Olmsted, OH 44070

$89,900

1 bd · 1.0 ba · 890 sqft · Condo · 68 Days on market

Built 1972 Poor condition $101/sqft · 22% below area Est $115k · 22% under $360/mo HOA · 30% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• 1% rule +8.2/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to desireable Olmstead Condominium Park! These unit don't come open often so come check out this spacious 2nd-floor 1 BR/1BA condo (~900 SF) in a classic brick 3-story building with elevator and secured, well-lit lobby with mail/package delivery. Features include an eat-in kitchen plus flexible dining area, in unit stackable washer/dryer, ample storage (coat closet + large-shelved storage/pantry closet), large bedroom, and private covered balcony overlooking a peaceful green space. One assigned space in an enclosed heated garage plus additional parking nearby. Enjoy the community pool, green space, and tree-lined grounds. It's close to shops, dining, entertainment, and quick access to I480. Pets are welcome (see restrictions). Newer furnace and hot water tank (2023). With a little bit of TLC, this can be your next home if you are just starting out or ready for later in life maintenance- free living. Grab this great value and schedule your showing today.

Key facts

• Tree-lined grounds
• Secured lobby
• Community pool

Tags

• EAT-IN KITCHEN
• PRIVATE COVERED BALCONY
• COMMUNITY POOL
• TREE-LINED GROUNDS
• SECURED LOBBY
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-42 ($-506/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (6.8% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.0% in North Olmsted — 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 86/100 on livability (#38 in OH, #372 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• North Olmsted City (suburban): math 51% / reading 57% proficiency, ranked #368 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 159 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 is only 17% of the median local income ($84k/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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $83,801 (6.8% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 6.3

CMA / ARV

• ARV (median comp): $114,615
• List price: $89,900
• Delta: -21.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-18,373
• Equity at exit: $13,404

10-year hold

• IRR: -19.1%
• Equity multiple: 0.05×
• Total profit: $-23,937
• Equity at exit: $7,773

Cash invested: $25,172 (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 44070

• Rents YoY: 1.9%
• Active inventory: 159
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$360
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-42

Break-even live

Break-even rent $1,242

Max offer price $83,801

Occupancy floor 99%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 Columbia Sq North Olmsted, OH	1.0	1.0	660	$1,054	$1.60	3d	2	0.19mi
4789 Columbia Rd #206 North Olmsted, OH	2.0	1.0	796	$1,300	$1.63	2d	1	0.69mi
4829 Columbia Rd North Olmsted, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	1d	11	0.73mi
23691 Delmere Dr North Olmsted, OH	1.0–2.0	1.0	750	$1,050	$1.40	2d	3	0.77mi
25151 Brookpark Rd North Olmsted, OH	1.0–2.0	1.0	945	$1,020	$1.08	1d	1	0.78mi
4877 Columbia Rd North Olmsted, OH	2.0	1.0	775	$1,125	$1.45	43d	1	0.79mi
23464 Lorain Rd Apt 255 North Olmsted, OH	1.0	1.0	655	$1,100	$1.68	20d	1	0.80mi
23464 Lorain Rd Unit 209 North Olmsted, OH	2.0	1.0	900	$1,300	$1.44	20d	1	0.80mi
23464 Lorain Rd North Olmsted, OH	1.0–2.0	1.0	777	$1,100	$1.41	4d	10	0.80mi
3951 Brendan Ln North Olmsted, OH	2.0–3.0	1.0–1.5	981	$1,050	$1.07	43d	1	0.81mi
25735 Lorain Rd #306 North Olmsted, OH	1.0	1.0	616	$1,000	$1.62	43d	1	0.83mi
24635 Clareshire Dr #203 North Olmsted, OH	2.0	1.0	873	$1,350	$1.55	12d	1	0.84mi
5250 Columbia Rd North Olmsted, OH	2.0	1.0–1.5	665	$1,160	$1.74	43d	1	1.09mi
23000 Mastick Rd North Olmsted, OH	1.0–2.0	1.0–2.0	880	$1,395	$1.59	1d	7	1.25mi
23000 Mastick Rd North Olmsted, OH	1.0	1.0	740	$1,145	$1.55	43d	1	1.25mi
26101 Country Club Blvd North Olmsted, OH	1.0–3.0	1.0–1.5	838	$1,010	$1.20	1d	8	1.35mi
23246 Alexander Rd North Olmsted, OH	2.0	1.0	750	$1,100	$1.47	43d	1	1.41mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-18
   price $89,900 975-char remark

   Show marketing remark (975 chars)

   Welcome to desireable Olmstead Condominium Park! These unit don't come open often so come check out this spacious 2nd-floor 1 BR/1BA condo (~900 SF) in a classic brick 3-story building with elevator and secured, well-lit lobby with mail/package delivery. Features include an eat-in kitchen plus flexible dining area, in unit stackable washer/dryer, ample storage (coat closet + large-shelved storage/pantry closet), large bedroom, and private covered balcony overlooking a peaceful green space. One assigned space in an enclosed heated garage plus additional parking nearby. Enjoy the community pool, green space, and tree-lined grounds. It's close to shops, dining, entertainment, and quick access to I480. Pets are welcome (see restrictions). Newer furnace and hot water tank (2023). With a little bit of TLC, this can be your next home if you are just starting out or ready for later in life maintenance- free living. Grab this great value and schedule your showing today.

2. 2026-05-12
   listed $149,900 Active 1643-char remark

   Show marketing remark (1643 chars)

   Welcome to this beautifully updated 2-bedroom, 2 full-bath condominium offering comfort, convenience, and easy living—all on the first floor. This spacious unit is ideal for those seeking accessibility, with a thoughtfully designed layout and ground-level entry. Freshly painted in 2025 with modern neutral tones, the home features new vinyl plank flooring (2025) throughout, creating a clean and contemporary feel. The updated bathrooms and refinished kitchen elevate the space, showcasing newly installed granite countertops, refreshed cabinetry, and a convenient food disposal system. The in-unit washer and dryer, located in the kitchen, add everyday practicality. Enjoy seamless indoor-outdoor living with a sliding glass door that opens to a private ground-level terrace—perfect for morning coffee or relaxing evenings. This well-maintained community offers exceptional amenities, including a large outdoor swimming pool, expansive green space with mature trees and picnic areas, and a reservable event room accommodating up to 60 guests. The event space connects directly to the park-like grounds and pool area, making it ideal for gatherings, celebrations, and family events. Additional highlights include one garage parking space for the owner and ample guest parking. Conveniently located with easy access to I-480 and within walking distance to shopping and restaurants, this home offers both accessibility and lifestyle appeal. Situated in the desirable North Olmsted School District, it combines comfort, convenience, and community charm. Don’t miss this move-in-ready gem!

3. 2026-04-29
   price $94,900 975-char remark

   Show marketing remark (975 chars)

   Welcome to desireable Olmstead Condominium Park! These unit don't come open often so come check out this spacious 2nd-floor 1 BR/1BA condo (~900 SF) in a classic brick 3-story building with elevator and secured, well-lit lobby with mail/package delivery. Features include an eat-in kitchen plus flexible dining area, in unit stackable washer/dryer, ample storage (coat closet + large-shelved storage/pantry closet), large bedroom, and private covered balcony overlooking a peaceful green space. One assigned space in an enclosed heated garage plus additional parking nearby. Enjoy the community pool, green space, and tree-lined grounds. It's close to shops, dining, entertainment, and quick access to I480. Pets are welcome (see restrictions). Newer furnace and hot water tank (2023). With a little bit of TLC, this can be your next home if you are just starting out or ready for later in life maintenance- free living. Grab this great value and schedule your showing today.

4. 2026-04-06
   price $99,900 975-char remark

   Show marketing remark (975 chars)

   Welcome to desireable Olmstead Condominium Park! These unit don't come open often so come check out this spacious 2nd-floor 1 BR/1BA condo (~900 SF) in a classic brick 3-story building with elevator and secured, well-lit lobby with mail/package delivery. Features include an eat-in kitchen plus flexible dining area, in unit stackable washer/dryer, ample storage (coat closet + large-shelved storage/pantry closet), large bedroom, and private covered balcony overlooking a peaceful green space. One assigned space in an enclosed heated garage plus additional parking nearby. Enjoy the community pool, green space, and tree-lined grounds. It's close to shops, dining, entertainment, and quick access to I480. Pets are welcome (see restrictions). Newer furnace and hot water tank (2023). With a little bit of TLC, this can be your next home if you are just starting out or ready for later in life maintenance- free living. Grab this great value and schedule your showing today.

5. 2026-03-19
   listed $109,000 Active 975-char remark

   Show marketing remark (975 chars)

   Welcome to desireable Olmstead Condominium Park! These unit don't come open often so come check out this spacious 2nd-floor 1 BR/1BA condo (~900 SF) in a classic brick 3-story building with elevator and secured, well-lit lobby with mail/package delivery. Features include an eat-in kitchen plus flexible dining area, in unit stackable washer/dryer, ample storage (coat closet + large-shelved storage/pantry closet), large bedroom, and private covered balcony overlooking a peaceful green space. One assigned space in an enclosed heated garage plus additional parking nearby. Enjoy the community pool, green space, and tree-lined grounds. It's close to shops, dining, entertainment, and quick access to I480. Pets are welcome (see restrictions). Newer furnace and hot water tank (2023). With a little bit of TLC, this can be your next home if you are just starting out or ready for later in life maintenance- free living. Grab this great value and schedule your showing today.

6. 2006-02-28
   historical
7. 2005-09-25
   historical
8. 2005-09-16
   listed $67,500
9. 2005-09-09
   historical
10. 2005-08-15
    soldstatus $89,000
11. 2005-07-25
    listed $79,000
12. 2005-07-13
    listed $75,900
13. 2005-05-24
    listed $89,000

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

Taxation est. · year 1

• Rental income: $14,265
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − HOA: −$4,320
• − Depreciation: −$2,615
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $-77/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including kitchen, bathroom, exterior, flooring, and structural work. Immediate action is needed to improve its condition and increase its value.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathrooms — No photos of bathrooms
• Major Roof — No photos of roof
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the property's value.
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the property's value.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping will improve curb appeal and attract more renters and buyers.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, making the property more attractive to renters and buyers.
• Both Structural repairs — Addressing structural issues will ensure the property's safety and longevity, attracting more renters and buyers.
• Both Roof replacement — A new roof will protect the property from water damage and increase its resale value.
• Both Window replacement — New windows will improve energy efficiency and increase the property's resale value.
• Both Flooring replacement — New flooring will enhance the property's appearance and increase its rental and resale value.
• Both Interior wall and paint refresh — Fresh paint and updated decor will make the property more appealing to renters and buyers.
• Both Landscaping and curb appeal — A well-maintained landscape will improve the property's curb appeal and attract more renters and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathrooms · No photos of bathrooms	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the property's value. ↑
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the property's value. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping will improve curb appeal and attract more renters and buyers. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, making the property more attractive to renters and buyers. ↑
• Both Structural repairs — Addressing structural issues will ensure the property's safety and longevity, attracting more renters and buyers. ↑
• Both Roof replacement — A new roof will protect the property from water damage and increase its resale value. ↑
• Both Window replacement — New windows will improve energy efficiency and increase the property's resale value. ↑
• Both Flooring replacement — New flooring will enhance the property's appearance and increase its rental and resale value. ↑
• Both Interior wall and paint refresh — Fresh paint and updated decor will make the property more appealing to renters and buyers. ↑
• Both Landscaping and curb appeal — A well-maintained landscape will improve the property's curb appeal and attract more renters and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Olmsted City
• NCES district ID: 3904452
• Math proficiency: 51% ▼ -17.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,338
• Composite: 46.98/100
• National rank: #2353
• State rank: #368 of 656 in OH

Livability — North Olmsted

• Score: 86/100
• State rank: #38
• US rank: #372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Olmsted, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,924
• Household income: $84,363
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 667.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 3% Other Indo-European 3% Arabic 3%

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: ▼ -243.21%
• Current HPI: 214.2257
• Rent YoY: ▲ 1.85%
• 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

+1.0% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $89,900 MLSNOW
• 2026-05-12 Listed $149,900 FSBO.com
• 2026-04-29 Price Changed $94,900 MLSNOW
• 2026-04-06 Price Changed $99,900 MLSNOW
• 2026-03-19 Listed $109,000 MLSNOW
• 2006-02-28 Listing Removed — MLSNOW
• 2005-09-25 Listing Removed — MLSNOW
• 2005-09-16 Listed $67,500 MLSNOW
• 2005-09-09 Listing Removed — MLSNOW
• 2005-08-15 Sold (MLS) $89,000 MLSNOW
• 2005-07-25 Listed $79,000 MLSNOW
• 2005-07-13 Listed $75,900 MLSNOW
• 2005-05-24 Listed $89,000 MLSNOW