1 Tympani Trl · Olmsted Falls, OH 44138

$99,900

2 bd · 2.0 ba · 1,456 sqft · SingleFamily · 164 Days on market

Built 2004 Average condition $69/sqft · 12% above area Est $89k · 12% over ↓ 9% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

COLUMBIA Park IS A 55 AND OLDER CONCEPT OF LIVING and is Ohio’s Premier Adult Land Lease Community! Amenities Include: Gated entrance! On site Shopping Plaza! On site Management! Walking Path/Dog Walking Path! Shuffleboard! Bocce Ball! Library! Crafts, and Social Hall! WELCOME HOME to this 2004 Skyline Doublewide Manufactured Home offering 1456 sqft. (52 x 28) This home features 2 Bedrooms, plus a Den/Office and 2 full baths. There is a large Living Room with new flooring that was just installed and a large eat-in Kitchen with all of the appliances. The Master Suite is on one side of the home, the second bedroom and den are on the opposite side. This home has been very nicely maintained and has had only one owner. Some of the upgrades are as follows: Roof replaced in 2022, HVAC System 2019 and the Hot Water Tank in 2018. There is also a Patio Partner and a Ramp. This home has much to offer to its new owner. All of this on a beautiful Cul-de-sac street in Columbia Park.

Key facts

• Bocce ball
• Gated entrance
• Library

Tags

• GATED ENTRANCE
• ON SITE SHOPPING PLAZA
• WALKING PATH
• SHUFFLEBOARD
• BOCCE BALL
• LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: crime A+, employment A+, cost of living 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.
• Zoned schools: Falls-Lenox Primary Elementary School (math 71% / reading 73%, grade A-, #323 of 1,584 statewide, top 23%, 738 students, 15% FRL); Olmsted Falls Middle School (math 66% / reading 64%, grade A-, #194 of 654 statewide, top 31%, 811 students, 14% FRL); Olmsted Falls High School (math 60% / reading 73%, grade B, #150 of 781 statewide, top 20%, 1,250 students, 12% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 184 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.86% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.25%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $89,231
• List price: $99,900
• Delta: 11.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Concert Ct	0.13mi	2/2.0	1,456 (0%)	5mo	$79,900	$55	90
3 Fiddlesticks	0.11mi	3/2.0 (+1)	1,456 (0%)	6mo	$64,900	$45	85
73 Periwinkle Dr	0.15mi	3/2.0 (+1)	1,568 (+8%)	1mo	$89,000	$57	74
8 Harmony	0.18mi	2/2.0	1,344 (-8%)	9mo	$75,000	$56	71
42 Periwinkle	0.04mi	2/2.0	1,248 (-14%)	6mo	$66,000	$53	69
2 Shuberts Aly	0.36mi	2/2.0	1,512 (+4%)	10mo	$92,000	$61	69
3 Trollyview Ln	0.44mi	3/2.0 (+1)	1,440 (-1%)	8mo	$40,000	$28	66
7 Symphony St	0.20mi	2/2.0	1,624 (+12%)	7mo	$114,000	$70	66
26836 Cook Rd	0.17mi	3/1.0 (+1)	1,377 (-5%)	10mo	$255,000	$185	65
26 Van Ess Dr	0.25mi	3/2.0 (+1)	1,248 (-14%)	8mo	$65,500	$52	53
11 Dogwood Ln	0.60mi	3/2.0 (+1)	1,344 (-8%)	8mo	$74,000	$55	47
15 Kimberly Ln	0.52mi	3/2.0 (+1)	1,248 (-14%)	1mo	$48,000	$38	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: 25.1%
• Equity multiple: 2.04×
• Total profit: $29,006
• Equity at exit: $14,895

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $83,643
• Equity at exit: $8,638

Cash invested: $27,972 (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: 184
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $709

Break-even live

Break-even rent $958

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $778	-5% $743	+0% $709	+5% $674	+10% $639
Rent	-10% $562	-5% $635	+0% $709	+5% $782	+10% $855
Rate	-1.0pp $759	-0.5pp $734	base $709	+0.5pp $683	+1.0pp $656

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,199	$1.35	5d	1	0.95mi
8450 Daylily DR Olmsted Falls, OH	2.0–3.0	2.5	1541	$2,410	$1.56	0d	9	1.14mi
27080 Oakwood Dr Olmsted Falls, OH	1.0–2.0	1.0–2.0	975	$1,780	$1.83	0d	39	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $99,900 Active 164 DOM
2. 2026-06-18
   days on market $99,900 Active 161 DOM
3. 2026-06-17
   days on market $99,900 Active 160 DOM
4. 2026-06-16
   days on market $99,900 Active 159 DOM
5. 2026-06-15
   days on market $99,900 Active 158 DOM
6. 2026-06-13
   days on market $99,900 Active 156 DOM
7. 2026-06-13
   days on market $99,900 Active 155 DOM
8. 2026-06-09
   days on market $99,900 Active 152 DOM
9. 2026-06-08
   days on market $99,900 Active 151 DOM
10. 2026-06-07
    days on market $99,900 Active 150 DOM
11. 2026-06-03
    days on market $99,900 Active 146 DOM
12. 2026-06-02
    days on market $99,900 Active 145 DOM
13. 2026-06-01
    days on market $99,900 Active 144 DOM
14. 2026-05-31
    days on market $99,900 Active 143 DOM
15. 2026-03-26
    price $99,900 993-char remark

    Show marketing remark (993 chars)

    COLUMBIA Park IS A 55 AND OLDER CONCEPT OF LIVING and is Ohio’s Premier Adult Land Lease Community! Amenities Include: Gated entrance! On site Shopping Plaza! On site Management! Walking Path/Dog Walking Path! Shuffleboard! Bocce Ball! Library! Crafts, and Social Hall! WELCOME HOME to this 2004 Skyline Doublewide Manufactured Home offering 1456 sqft. (52 x 28) This home features 2 Bedrooms, plus a Den/Office and 2 full baths. There is a large Living Room with new flooring that was just installed and a large eat-in Kitchen with all of the appliances. The Master Suite is on one side of the home, the second bedroom and den are on the opposite side. This home has been very nicely maintained and has had only one owner. Some of the upgrades are as follows: Roof replaced in 2022, HVAC System 2019 and the Hot Water Tank in 2018. There is also a Patio Partner and a Ramp. This home has much to offer to its new owner. All of this on a beautiful Cul-de-sac street in Columbia Park.

16. 2026-01-08
    listed $109,900 Active 993-char remark

    Show marketing remark (993 chars)

    COLUMBIA Park IS A 55 AND OLDER CONCEPT OF LIVING and is Ohio’s Premier Adult Land Lease Community! Amenities Include: Gated entrance! On site Shopping Plaza! On site Management! Walking Path/Dog Walking Path! Shuffleboard! Bocce Ball! Library! Crafts, and Social Hall! WELCOME HOME to this 2004 Skyline Doublewide Manufactured Home offering 1456 sqft. (52 x 28) This home features 2 Bedrooms, plus a Den/Office and 2 full baths. There is a large Living Room with new flooring that was just installed and a large eat-in Kitchen with all of the appliances. The Master Suite is on one side of the home, the second bedroom and den are on the opposite side. This home has been very nicely maintained and has had only one owner. Some of the upgrades are as follows: Roof replaced in 2022, HVAC System 2019 and the Hot Water Tank in 2018. There is also a Patio Partner and a Ramp. This home has much to offer to its new owner. All of this on a beautiful Cul-de-sac street in Columbia Park.

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 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: $22,258
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$2,906
• Taxable income: $7,399
• Est. tax owed @ 24.0%: −$1,776
• After-tax cash flow: $6,726/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 · 12 photos

Average 55/100 Moderate rehab

This 2004 manufactured home in Columbia Park, Ohio, requires moderate repairs and maintenance to improve its condition and value. Painting and landscaping can significantly enhance its curb appeal and rental potential.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — outdated and worn
• Minor paint — wear in living areas
• Minor landscaping — simple landscaping

Value-add opportunities

• Resale painting — fresh paint can significantly improve curb appeal
• Rental landscaping — improved landscaping can attract tenants
• Both kitchen appliances — newer appliances can boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · outdated and worn	Minor	$500–3,000
paint · wear in living areas	Minor	$500–3,000
landscaping · simple landscaping	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale painting — fresh paint can significantly improve curb appeal ↑
• Rental landscaping — improved landscaping can attract tenants ↑
• Both kitchen appliances — newer appliances can boost both resale and rental value ↑

ⓘ 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: 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

• 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

-9.1% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $99,900 MLSNOW
• 2026-01-08 Listed $109,900 MLSNOW