14396 Park Dr · Brook Park, OH 44142

$215,000

3 bd · 1.5 ba · 1,140 sqft · SingleFamily public records · 1 Days on market

Built 1965 7,405 sqft lot Est $259k · 17% under

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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).

• Cash flow +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• 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

Prepare to be moved! Welcome to 14396 Park Drive, a charming home nestled in the heart of Brook Park, Ohio. This inviting 3-bedroom, 2-bath residence offers 1,140 square feet of comfortable living space, perfect for both relaxing and entertaining. Bright, well-proportioned rooms and a functional layout create a warm, welcoming feel, while the cozy bedrooms provide the perfect retreat at the end of the day. Whether you're a first-time buyer or looking to downsize, this home blends comfort, convenience, and classic appeal.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (0.4% below list).
• Recommended offer: $214k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 44 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $214,242 (0.4% below list)

Questions for the listing agent

1. Built in 1965 — 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 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?
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: 1.00% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $258,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14396 Park Dr	0.00mi	3/1.5	1,140 (0%)	1mo	$212,000	$186	99
6103 Westbrook Dr	0.45mi	3/2.0	1,132 (-1%)	1mo	$212,450	$188	75
13984 Settlement Acres Dr	0.29mi	3/1.5	1,230 (+8%)	4mo	$265,000	$215	70
14398 Sheldon Rd	0.29mi	3/2.0	1,034 (-9%)	3mo	$240,000	$232	66
6014 Westbrook Dr	0.58mi	4/1.5 (+1)	1,131 (-1%)	2mo	$229,900	$203	65
14811 Sylvia Dr	0.40mi	3/2.5	1,040 (-9%)	6mo	$259,999	$250	58
6361 Smith Rd	0.35mi	3/2.0	1,000 (-12%)	5mo	$206,000	$206	57
13375 Kathleen Dr	0.69mi	3/2.5	1,176 (+3%)	2mo	$256,000	$218	57
15472 Meigs Blvd	0.72mi	4/2.0 (+1)	1,107 (-3%)	4mo	$266,000	$240	51
15425 Richard Dr	0.47mi	3/2.0	972 (-15%)	0mo	$245,000	$252	51
6131 Hardin Dr	0.42mi	3/2.0	972 (-15%)	4mo	$230,000	$237	51
6333 W 130th St	0.71mi	3/2.0	1,031 (-10%)	3mo	$233,800	$227	46

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-18,561
• Equity at exit: $32,057

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,804
• Equity at exit: $18,589

Cash invested: $60,200 (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 44142

• Active inventory: 44
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $256

Break-even live

Break-even rent $1,819

Max offer price $215,000

Occupancy floor 83%

Sensitivity live

Price	-10% $377	-5% $316	+0% $256	+5% $195	+10% $134
Rent	-10% $86	-5% $171	+0% $256	+5% $340	+10% $425
Rate	-1.0pp $364	-0.5pp $310	base $256	+0.5pp $200	+1.0pp $143

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6333 W 130th St Cleveland, OH	3.0	2.0	1020	$2,000	$1.96	45d	1	0.74mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	3d	1	0.90mi
6558 Lawnwood Ave Cleveland, OH	3.0	2.0	1331	$2,100	$1.58	3d	1	0.92mi
16261 Remora Blvd Brook Park, OH	3.0	1.0	936	$1,750	$1.87	45d	1	1.12mi
6500 Beverly Dr Cleveland, OH	3.0	1.5	1341	$2,300	$1.72	24d	1	1.19mi
6240 Stumph Rd Parma Heights, OH	2.0	1.0	622	$1,310	$2.10	4d	9	1.40mi
6771 Greenleaf Ave Unit 1496046P Parma Heights, OH	3.0	2.0	1323	$4,874	$3.68	3d	1	1.42mi
6128 Stumph Rd Cleveland, OH	2.0	2.0	1075	$1,832	$1.70	3d	8	1.43mi

Listing history 2 events

1. 2026-03-04
   status Pending
2. 2026-03-04
   listed $215,000 Active

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $2,996 · $250/mo
• Expected delta: +$358/yr (+$30/mo · 13.5%)

ⓘ 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 ≥95°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: $25,709
• − Mortgage interest: −$12,043
• − Property taxes: −$2,639
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$6,255
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,166/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 County · 1,090,369 people
• City population: 18,359
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,284
• Household income: $71,332
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 275.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 11% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, India, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -177.54%
• Current HPI: 193.7004
• 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

2 events — show timeline

• 2026-03-04 Pending — MLSNOW
• 2026-03-04 Listed $215,000 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $2,639 · -1.3% YoY. Source: county tax records.