1995 Columbia Rd · Westlake, OH 44145

$300,000

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 6 Days on market

Built 1952 9,888 sqft lot Est $258k · 16% over

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Why this score? — see what drove the D- 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 +12.2/30.0
• Schools +6.6/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Come find where affordability & luxury meet in Westlake. First-floor living in Prime location to Center Ridge, Hilliard, & Detroit, this home offers convenience & aesthetic appeal. Welcome to modern living w/ o the cookie-cutter feel in this home. As you arrive, you’ll appreciate guest parking up front, along with add’l turnaround space, carport, & 2-car garage tucked privately out back. There, feel the serenity—peaceful, inviting, & designed for relaxation. The carport now serves as an entertainment area, complete with wood-paneled ceiling, ambient lighting, & patio furnishings. 4 bedrooms in this revived Cape Cod. Entering the home from th

Key facts

• Guest parking
• Wood paneled ceiling
• First floor living

Tags

• FIRST FLOOR LIVING
• GUEST PARKING
• CARPORT ENTERTAINMENT AREA
• WOOD PANELED CEILING
• AMBIENT LIGHTING
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-63 ($-752/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (16.0% below list).
• Recommended offer: $252k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Westlake — 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 82/100 on livability (#79 in OH, #1,202 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Westlake City (suburban): math 71% / reading 79% proficiency, ranked #76 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Westlake Elementary School (math 80% / reading 75%, grade A, #213 of 1,584 statewide, top 14%, 1,217 students, 15% FRL); Lee Burneson Middle School (math 75% / reading 83%, grade A+, #54 of 654 statewide, top 9%, 498 students, 16% FRL); Westlake High School (math 56% / reading 81%, grade B, #130 of 781 statewide, top 17%, 1,066 students, 15% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 166 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $300k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,037 (16.0% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $258,336
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2353 W Hedgewood Dr	0.37mi	3/2.0 (-1)	1,248 (0%)	8mo	$305,700	$245	67
2009 Columbia Rd	0.01mi	3/1.5 (-1)	1,388 (+11%)	13mo	$186,000	$134	63
2253 Canterbury Rd	0.58mi	3/1.0 (-1)	1,276 (+2%)	6mo	$189,900	$149	59
25352 Westwood Rd	0.64mi	4/2.5	1,188 (-5%)	10mo	$376,000	$316	48
2138 Hawkins Rd	0.74mi	3/2.0 (-1)	1,229 (-2%)	9mo	$330,000	$269	47
1830 Columbia Rd	0.13mi	3/2.5 (-1)	1,389 (+11%)	22mo	$350,000	$252	46
1410 Columbia Rd	0.55mi	3/1.0 (-1)	1,320 (+6%)	18mo	$245,000	$186	44
25669 W Hedgewood Dr	0.46mi	3/2.0 (-1)	1,165 (-7%)	18mo	$217,000	$186	44
2247 Walter Rd	0.56mi	3/2.0 (-1)	1,400 (+12%)	16mo	$290,000	$207	31

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-54,290
• Equity at exit: $44,731

10-year hold

• IRR: -12.3%
• Equity multiple: 0.29×
• Total profit: $-59,239
• Equity at exit: $25,939

Cash invested: $84,000 (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 44145

• Rents YoY: 2.3%
• Active inventory: 166
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,520 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$356 /mo · $4,266/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-63

Break-even live

Break-even rent $2,600

Max offer price $288,933

Occupancy floor 97%

Sensitivity live

Price	-10% $107	-5% $22	+0% $-63	+5% $-148	+10% $-232
Rent	-10% $-262	-5% $-162	+0% $-63	+5% $37	+10% $136
Rate	-1.0pp $88	-0.5pp $14	base $-63	+0.5pp $-140	+1.0pp $-219

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25312 Hall Dr Westlake, OH	4.0	1.5	1260	$2,280	$1.81	45d	1	1.14mi

Listing history 5 events

1. 2026-06-21
   days on market $300,000 Active 6 DOM
2. 2026-06-18
   days on market $300,000 Active 3 DOM
3. 2026-06-17
   days on market $300,000 Active 2 DOM
4. 2026-06-15
   remarks 657-char remark
5. 2026-06-15
   listed $300,000 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: $4,266 · $356/mo
• Projected year-2 tax: $4,473 · $373/mo
• Expected delta: +$207/yr (+$17/mo · 4.9%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,244
• − Mortgage interest: −$16,805
• − Property taxes: −$4,266
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$8,727
• Taxable loss: −$5,893
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $662/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: Westlake City
• NCES district ID: 3904506
• Math proficiency: 71% ▼ -12.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $74,709
• Composite: 65.85/100
• National rank: #451
• State rank: #76 of 656 in OH

Livability — Westlake

• Score: 82/100
• State rank: #79
• US rank: #1202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westlake, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 34,104
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,104
• Household income: $112,200
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 690.0

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% Asian 7% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 7% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Arabic 5% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -191.97%
• Current HPI: 202.4805
• Rent YoY: ▲ 2.32%
• 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

+263.6% since first listed

2 events — show timeline

• 2026-06-12 Listed $300,000 MLSNOW
• 2020-09-16 Sold (Public Records) $82,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,266 · -1.0% YoY. Source: county tax records.