27500 Cedar Rd #403 · Beachwood, OH 44122

$175,000

2 bd · 3.0 ba · 2,108 sqft · Condo public records · 229 Days on market

Built 1979 $83/sqft · 44% below area Est $314k · 44% under $2528/mo HOA · 77% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Schools +7.4/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding value for this absolutely lovely 2-bedroom, 3 full bath suite at Point East - Beachwood's premier luxury condominium complex. Light and bright living/dining room with wet bar, built-in entertainment center with fireplace (separates LR/DR and family room), recessed lighting and crown molding. Eat-in kitchen with white cabinets opens to family room/den. Primary bedroom with two ensuite full bathrooms, two large walk-in closets and custom built-ins. The condo features a second bedroom, and 3rd full bathroom, ample storage and closet space. Ensuite laundry and balcony for outdoor comfort, beautiful sunset and enjoyment. Ideal floor plan with 2100+ square feet.  Two parking spaces in heated garage included in HOA fee. Point East offers unparalleled concierge services. Amenities include underground parking, 24-hour security, outdoor pool, tennis court, exercise facility, guest suites and community/party room. Great location, close to restaurants, shopping, Beachwood Place, Legacy Village, LaPlace, parks, medical offices, hospitals and I271.

Key facts

• Outdoor pool
• Wet bar
• Tennis court

Tags

• WET BAR
• BUILT-IN ENTERTAINMENT CENTER
• ENSUITE LAUNDRY
• OUTDOOR POOL
• TENNIS COURT
• EXERCISE FACILITY

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $10k (94.3% below list).
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $10k (94.3% below list) — sets the bar for cash-flow.
• Cap rate -2.8% vs local median 2.6% in Beachwood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 84/100 on livability (#54 in OH, #756 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, amenities D.
• Beachwood City (suburban): math 79% / reading 89% proficiency, ranked #31 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Hilltop Elementary School (math 84% / reading 89%, grade A+, #55 of 1,584 statewide, top 4%, 328 students, 10% FRL); Beachwood Middle School (math 78% / reading 89%, grade A+, #25 of 654 statewide, top 4%, 304 students, 10% FRL); Beachwood High School (math 62% / reading 87%, grade B+, #69 of 781 statewide, top 10%, 587 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 39% of the median local income ($101k/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 $5k 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 229 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $110k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 77% of rent.

Recommended offer $9,975 (94.3% 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 229 days. Have you received any prior offers? Is the seller open to a 94% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.88% ✓
• Cap rate: -2.76%
• Cash-on-cash: -32.33%
• DSCR: -0.44
• GRM: 4.4

CMA / ARV

• ARV (median comp): $314,495
• List price: $175,000
• Delta: -44.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -1.38×
• Total profit: $-116,722
• Equity at exit: $26,093

10-year hold

• IRR: —
• Equity multiple: -3.63×
• Total profit: $-226,687
• Equity at exit: $15,131

Cash invested: $49,000 (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 44122

• Rents YoY: 1.1%
• Active inventory: 183
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$918
• Tax from tax record: −$398 /mo · $4,779/yr
• Insurance: −$73
• HOA: −$2,528
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-1,320

Break-even live

Break-even rent $4,958

Max offer price $9,975

Occupancy floor —

Sensitivity live

Price	-10% $-1,221	-5% $-1,270	+0% $-1,320	+5% $-1,370	+10% $-1,419
Rent	-10% $-1,580	-5% $-1,450	+0% $-1,320	+5% $-1,190	+10% $-1,060
Rate	-1.0pp $-1,232	-0.5pp $-1,275	base $-1,320	+0.5pp $-1,365	+1.0pp $-1,411

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26600 George Zeiger Dr Beachwood, OH	1.0–3.0	1.0–3.0	1734	$3,322	$1.92	0d	39	0.38mi
28790 Addison Ct Pepper Pike, OH	2.0–3.0	2.5	2300	$5,575	$2.42	0d	2	0.48mi
26900 Amhearst Cir Beachwood, OH	1.0–3.0	1.0–2.0	1210	$2,411	$1.99	0d	14	0.49mi
28875 Addison Ct Cleveland, OH	3.0	2.5	2337	$4,975	$2.13	46d	1	0.52mi
26150 Village Ln Beachwood, OH	1.0–3.0	1.5–2.0	1482	$2,725	$1.84	0d	10	0.64mi
1620 Brainard Rd Cleveland, OH	3.0	1.5	1501	$2,275	$1.52	16d	1	1.15mi
1678 Byron Dr Cleveland, OH	3.0	2.0	2390	$2,200	$0.92	13d	1	1.29mi

HOA detail condo

• Monthly dues: $2,528 · $30,336/yr
• Likely covers: pooldoormansecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-10
   status $175,000 Pending 229 DOM
2. 2026-06-09
   days on market $175,000 Active 229 DOM
3. 2026-06-08
   days on market $175,000 Active 228 DOM
4. 2026-06-07
   days on market $175,000 Active 227 DOM
5. 2026-06-05
   days on market $175,000 Active 224 DOM
6. 2026-06-03
   days on market $175,000 Active 223 DOM
7. 2026-06-02
   days on market $175,000 Active 222 DOM
8. 2026-06-01
   days on market $175,000 Active 221 DOM
9. 2026-05-31
   days on market $175,000 Active 220 DOM
10. 2026-05-17
    price $175,000 1072-char remark

    Show marketing remark (1072 chars)

    Outstanding value for this absolutely lovely 2-bedroom, 3 full bath suite at Point East - Beachwood's premier luxury condominium complex. Light and bright living/dining room with wet bar, built-in entertainment center with fireplace (separates LR/DR and family room), recessed lighting and crown molding. Eat-in kitchen with white cabinets opens to family room/den. Primary bedroom with two ensuite full bathrooms, two large walk-in closets and custom built-ins. The condo features a second bedroom, and 3rd full bathroom, ample storage and closet space. Ensuite laundry and balcony for outdoor comfort, beautiful sunset and enjoyment. Ideal floor plan with 2100+ square feet.  Two parking spaces in heated garage included in HOA fee. Point East offers unparalleled concierge services. Amenities include underground parking, 24-hour security, outdoor pool, tennis court, exercise facility, guest suites and community/party room. Great location, close to restaurants, shopping, Beachwood Place, Legacy Village, LaPlace, parks, medical offices, hospitals and I271.

11. 2026-05-02
    price $199,500 1072-char remark

    Show marketing remark (1072 chars)

    Outstanding value for this absolutely lovely 2-bedroom, 3 full bath suite at Point East - Beachwood's premier luxury condominium complex. Light and bright living/dining room with wet bar, built-in entertainment center with fireplace (separates LR/DR and family room), recessed lighting and crown molding. Eat-in kitchen with white cabinets opens to family room/den. Primary bedroom with two ensuite full bathrooms, two large walk-in closets and custom built-ins. The condo features a second bedroom, and 3rd full bathroom, ample storage and closet space. Ensuite laundry and balcony for outdoor comfort, beautiful sunset and enjoyment. Ideal floor plan with 2100+ square feet.  Two parking spaces in heated garage included in HOA fee. Point East offers unparalleled concierge services. Amenities include underground parking, 24-hour security, outdoor pool, tennis court, exercise facility, guest suites and community/party room. Great location, close to restaurants, shopping, Beachwood Place, Legacy Village, LaPlace, parks, medical offices, hospitals and I271.

12. 2025-11-17
    price $250,000 1072-char remark

    Show marketing remark (1072 chars)

    Outstanding value for this absolutely lovely 2-bedroom, 3 full bath suite at Point East - Beachwood's premier luxury condominium complex. Light and bright living/dining room with wet bar, built-in entertainment center with fireplace (separates LR/DR and family room), recessed lighting and crown molding. Eat-in kitchen with white cabinets opens to family room/den. Primary bedroom with two ensuite full bathrooms, two large walk-in closets and custom built-ins. The condo features a second bedroom, and 3rd full bathroom, ample storage and closet space. Ensuite laundry and balcony for outdoor comfort, beautiful sunset and enjoyment. Ideal floor plan with 2100+ square feet.  Two parking spaces in heated garage included in HOA fee. Point East offers unparalleled concierge services. Amenities include underground parking, 24-hour security, outdoor pool, tennis court, exercise facility, guest suites and community/party room. Great location, close to restaurants, shopping, Beachwood Place, Legacy Village, LaPlace, parks, medical offices, hospitals and I271.

13. 2025-10-23
    listed $285,000 Active 1072-char remark

    Show marketing remark (1072 chars)

    Outstanding value for this absolutely lovely 2-bedroom, 3 full bath suite at Point East - Beachwood's premier luxury condominium complex. Light and bright living/dining room with wet bar, built-in entertainment center with fireplace (separates LR/DR and family room), recessed lighting and crown molding. Eat-in kitchen with white cabinets opens to family room/den. Primary bedroom with two ensuite full bathrooms, two large walk-in closets and custom built-ins. The condo features a second bedroom, and 3rd full bathroom, ample storage and closet space. Ensuite laundry and balcony for outdoor comfort, beautiful sunset and enjoyment. Ideal floor plan with 2100+ square feet.  Two parking spaces in heated garage included in HOA fee. Point East offers unparalleled concierge services. Amenities include underground parking, 24-hour security, outdoor pool, tennis court, exercise facility, guest suites and community/party room. Great location, close to restaurants, shopping, Beachwood Place, Legacy Village, LaPlace, parks, medical offices, hospitals and I271.

14. 2018-04-19
    soldstatus $165,000 Sold 657-char remark

    Show marketing remark (657 chars)

    Welcome to a grand presentation with a truly sophisticated and contemporary décor. The floor plan is unique, custom, and well thought out. Special features include: the flowing hardwood flooring, a dramatic wall divider with its built-in entertainment center & striking fireplace separates the living room and dining room from the family room. A special feature is the master suite featuring twin closets and twin baths! The second bedroom can be a convenient office if you choose. Enjoy the concierge service, the private gated entry, guest suites, party room, pool, & tennis; yet conveniently located to freeway, shopping, and hospitals.

15. 2018-04-19
    soldstatus $165,000

    Show marketing remark (657 chars)

    Welcome to a grand presentation with a truly sophisticated and contemporary décor. The floor plan is unique, custom, and well thought out. Special features include: the flowing hardwood flooring, a dramatic wall divider with its built-in entertainment center & striking fireplace separates the living room and dining room from the family room. A special feature is the master suite featuring twin closets and twin baths! The second bedroom can be a convenient office if you choose. Enjoy the concierge service, the private gated entry, guest suites, party room, pool, & tennis; yet conveniently located to freeway, shopping, and hospitals.

16. 2018-03-14
    historical Contingent 657-char remark

    Show marketing remark (657 chars)

    Welcome to a grand presentation with a truly sophisticated and contemporary décor. The floor plan is unique, custom, and well thought out. Special features include: the flowing hardwood flooring, a dramatic wall divider with its built-in entertainment center & striking fireplace separates the living room and dining room from the family room. A special feature is the master suite featuring twin closets and twin baths! The second bedroom can be a convenient office if you choose. Enjoy the concierge service, the private gated entry, guest suites, party room, pool, & tennis; yet conveniently located to freeway, shopping, and hospitals.

17. 2018-03-01
    listed $165,000 Active 657-char remark

    Show marketing remark (657 chars)

    Welcome to a grand presentation with a truly sophisticated and contemporary décor. The floor plan is unique, custom, and well thought out. Special features include: the flowing hardwood flooring, a dramatic wall divider with its built-in entertainment center & striking fireplace separates the living room and dining room from the family room. A special feature is the master suite featuring twin closets and twin baths! The second bedroom can be a convenient office if you choose. Enjoy the concierge service, the private gated entry, guest suites, party room, pool, & tennis; yet conveniently located to freeway, shopping, and hospitals.

18. 2018-02-28
    historical
19. 2018-02-06
    price $179,000
20. 2017-11-03
    listed $199,000 Active
21. 2014-10-06
    soldstatus $147,000
22. 2014-10-05
    historical
23. 2014-10-03
    soldstatus $147,000
24. 2014-09-08
    listed $154,000
25. 2005-12-27
    soldstatus $248,000
26. 2005-12-20
    soldstatus $248,000
27. 2005-10-10
    listed $259,750
28. 2003-01-30
    soldstatus $160,000
29. 2002-09-06
    historical
30. 2002-04-01
    listed $189,000
31. 1982-08-10
    soldstatus $157,000

ⓘ 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: $4,779 · $398/mo
• Projected year-2 tax: $4,779 · $398/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 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,447
• − Mortgage interest: −$9,803
• − Property taxes: −$4,779
• − Insurance: −$875
• − Repairs & maintenance: −$3,156
• − Management: −$3,156
• − HOA: −$30,336
• − Depreciation: −$5,091
• Taxable loss: −$17,748
• Est. tax savings @ 24.0%: +$4,260
• After-tax cash flow: $-11,580/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: Beachwood City
• NCES district ID: 3904355
• Math proficiency: 79% ▼ -8.00%
• Reading proficiency: 89% ▲ 1.00%
• Median HH income: $78,604
• Composite: 73.67/100
• National rank: #174
• State rank: #31 of 656 in OH

Livability — Beachwood

• Score: 84/100
• State rank: #54
• US rank: #756

Category grades

Amenities D Commute B- Cost of living C- 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: Beachwood, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 36,960
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 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: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• 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

+11.5% since first listed

22 events — show timeline

• 2026-05-17 Price Changed $175,000 MLSNOW
• 2026-05-02 Price Changed $199,500 MLSNOW
• 2025-11-17 Price Changed $250,000 MLSNOW
• 2025-10-23 Listed $285,000 MLSNOW
• 2018-04-19 Sold (Public Records) $165,000 Public Records
• 2018-04-19 Sold (MLS) $165,000 MLSNOW
• 2018-03-14 Contingent — MLSNOW
• 2018-03-01 Listed $165,000 MLSNOW
• 2018-02-28 Listing Removed — MLSNOW
• 2018-02-06 Price Changed $179,000 MLSNOW
• 2017-11-03 Listed $199,000 MLSNOW
• 2014-10-06 Sold (MLS) $147,000 MLSNOW
• 2014-10-05 Listing Removed — MLSNOW
• 2014-10-03 Sold (Public Records) $147,000 Public Records
• 2014-09-08 Listed $154,000 MLSNOW
• 2005-12-27 Sold (Public Records) $248,000 Public Records
• 2005-12-20 Sold (MLS) $248,000 MLSNOW
• 2005-10-10 Listed $259,750 MLSNOW
• 2003-01-30 Sold (Public Records) $160,000 Public Records
• 2002-09-06 Listing Removed — MLSNOW
• 2002-04-01 Listed $189,000 MLSNOW
• 1982-08-10 Sold (Public Records) $157,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,779 · -0.1% YoY. Source: county tax records.