26030 Bagley Rd · Olmsted Falls, OH 44138

$325,000

4 bd · 2.0 ba · 2,001 sqft · SingleFamily public records · 18 Days on market

Built 1946 0.42 ac lot Est $346k · 6% under

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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 +11.9/30.0
• ARV discount +10.3/15.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Olmsted Falls, were opportunity, space, & character come together in this sprawling ranch situated on a . 42-acre fully fenced lot. Offering 4 bedrooms, 2 full baths, & endless potential, this home is ready for its next owner to bring their vision & personal updates. From the moment you arrive, the impressive stone chimney & expansive setting create timeless curb appeal. Inside, you’ll find generously sized living spaces designed for comfortable everyday living & entertaining alike. The family room is filled with character featuring parquet flooring & a stunning wood-burning stone fireplace that serves as the centerpiece of the home. The sp

Key facts

• Firepit area
• Built in pool
• Enclosed sunroom

Tags

• FULLY FENCED LOT
• STONE CHIMNEY
• WOOD BURNING STONE FIREPLACE
• ENCLOSED SUNROOM
• FIREPIT AREA
• BUILT IN POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-82 ($-989/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (17.5% below list).
• Recommended offer: $268k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Olmsted Falls — 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 73/100 on livability (#343 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Olmsted Falls City (suburban): math 70% / reading 70% proficiency, ranked #134 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/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 $10k 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 18 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $123k; list at $325k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,000 (17.5% 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 1946 — 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: 0.82% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $346,173
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26269 Bagley Rd	0.14mi	3/1.5 (-1)	2,059 (+3%)	11mo	$305,000	$148	72
8460 Old Post Rd	0.44mi	4/2.5	2,079 (+4%)	0mo	$375,000	$180	71
26535 Bayfair	0.39mi	4/2.5	1,908 (-5%)	6mo	$392,000	$205	67
8241 Lewis Rd	0.67mi	4/1.5	1,932 (-3%)	3mo	$250,000	$129	58
26471 Bayfair Dr	0.33mi	4/2.5	2,256 (+13%)	8mo	$445,000	$197	54
8402 Metropolitan Blvd	0.51mi	3/2.0 (-1)	1,933 (-3%)	14mo	$334,000	$173	54
8319 Bradfords Gate	0.39mi	4/3.0	1,780 (-11%)	10mo	$355,000	$199	51
26352 Kingswood Dr	0.41mi	4/1.5	1,758 (-12%)	11mo	$230,000	$131	49
1430 Loriann Dr	0.74mi	3/2.5 (-1)	1,917 (-4%)	14mo	$331,000	$173	40
8743 Usher Rd	0.63mi	3/1.5 (-1)	1,802 (-10%)	11mo	$264,900	$147	38
26772 Skyline Dr	0.69mi	3/1.5 (-1)	1,728 (-14%)	2mo	$320,000	$185	37
26767 Cranage Rd	0.65mi	3/2.5 (-1)	1,716 (-14%)	12mo	$296,900	$173	29

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-57,901
• Equity at exit: $48,459

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-57,130
• Equity at exit: $28,100

Cash invested: $91,000 (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 44138

• Home prices YoY: -30.8%
• Active inventory: 183
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,680 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$360 /mo · $4,318/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-82

Break-even live

Break-even rent $2,784

Max offer price $310,440

Occupancy floor 98%

Sensitivity live

Price	-10% $102	-5% $10	+0% $-82	+5% $-174	+10% $-266
Rent	-10% $-294	-5% $-188	+0% $-82	+5% $23	+10% $129
Rate	-1.0pp $81	-0.5pp $0	base $-82	+0.5pp $-167	+1.0pp $-252

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8450 Daylily DR Olmsted Falls, OH	2.0–3.0	2.5	1541	$2,680	$1.74	2d	10	1.16mi

Listing history 13 events

1. 2026-06-10
   status $325,000 Pending 18 DOM
2. 2026-06-09
   days on market $325,000 Contingent 18 DOM
3. 2026-06-08
   days on market $325,000 Contingent 17 DOM
4. 2026-06-07
   statusdays on market $325,000 Contingent 16 DOM
5. 2026-06-03
   days on market $325,000 Active 12 DOM
6. 2026-06-02
   days on market $325,000 Active 11 DOM
7. 2026-06-01
   days on market $325,000 Active 10 DOM
8. 2026-05-31
   days on market $325,000 Active 9 DOM
9. 2026-05-22
   listed $325,000 Active
10. 1997-09-18
    soldstatus $123,000
11. 1990-12-12
    soldstatus $86,000
12. 1986-09-12
    soldstatus $81,000
13. 1979-03-08
    soldstatus $65,000

ⓘ 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: $4,318 · $360/mo
• Projected year-2 tax: $4,694 · $391/mo
• Expected delta: +$376/yr (+$31/mo · 8.7%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,160
• − Mortgage interest: −$18,205
• − Property taxes: −$4,318
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,573
• − Management: −$2,573
• − Depreciation: −$9,455
• Taxable loss: −$6,589
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $592/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: Olmsted Falls City
• NCES district ID: 3904657
• Math proficiency: 70% ▼ -14.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $68,307
• Composite: 61.12/100
• National rank: #787
• State rank: #134 of 656 in OH

Livability — Olmsted Falls

• Score: 73/100
• State rank: #343
• US rank: #5595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olmsted Falls, OH
• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 23,129
• Household income: $93,877
• Rent vs Own: 23.4% rent · 76.6% 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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Arabic 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: ▼ -89.76%
• Current HPI: 201.9716
• 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

+400.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $325,000 MLSNOW
• 1997-09-18 Sold (Public Records) $123,000 Public Records
• 1990-12-12 Sold (Public Records) $86,000 Public Records
• 1986-09-12 Sold (Public Records) $81,000 Public Records
• 1979-03-08 Sold (Public Records) $65,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,318 · -1.5% YoY. Source: county tax records.