25735 Lorain Rd #120 · North Olmsted, OH 44070

$74,500

2 bd · 1.0 ba · 800 sqft · Condo public records · 60 Days on market

Built 1965 $460/mo HOA · 34% of rent

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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 +18.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located 2- bedroom, 1- bathroom apartment in a highly desirable area just steps from the mall, local shopping, and a wide variety of restaurants. The location also offers easy access to public transportation, highways, and is near the local recreation center, making it ideal for an active and convenient lifestyle. The building features shared laundry facilities on every floor and a party room available for tenant use. A great opportunity to live in a vibrant. well- connected neighborhood with everyday conveniences right outside your door.

Key facts

• Party room available
• Vibrant neighborhood
• $460 HOA

Tags

• HIGHLY DESIRABLE AREA
• SHARED LAUNDRY FACILITIES
• PARTY ROOM AVAILABLE
• VIBRANT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $74k.

Deal economics

• At list price, monthly cash flow is $69 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in North Olmsted — 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 86/100 on livability (#38 in OH, #372 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• North Olmsted City (suburban): math 51% / reading 57% proficiency, ranked #368 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 159 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $515 of loan paydown is wiped out by about $2k 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 60 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $74k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-8,865
• Equity at exit: $11,108

10-year hold

• IRR: -5.5%
• Equity multiple: 0.67×
• Total profit: $-6,890
• Equity at exit: $6,441

Cash invested: $20,860 (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 44070

• Rents YoY: 1.9%
• Active inventory: 159
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$391
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$31
• HOA: −$460
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $69

Break-even live

Break-even rent $1,247

Max offer price $74,500

Occupancy floor 90%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25735 Lorain Rd #306 North Olmsted, OH	1.0	1.0	616	$1,000	$1.62	44d	1	0.07mi
25151 Brookpark Rd North Olmsted, OH	1.0–2.0	1.0	945	$1,617	$1.71	2d	1	0.33mi
26101 Country Club Blvd North Olmsted, OH	1.0–3.0	1.0–1.5	838	$1,368	$1.63	2d	8	0.46mi
24635 Clareshire Dr #203 North Olmsted, OH	2.0	1.0	873	$1,350	$1.55	12d	1	0.63mi
4122 Columbia Sq North Olmsted, OH	1.0	1.0	660	$1,054	$1.60	3d	2	0.73mi
5250 Columbia Rd North Olmsted, OH	2.0	1.0–1.5	665	$1,295	$1.95	44d	1	0.74mi
4789 Columbia Rd #206 North Olmsted, OH	2.0	1.0	796	$1,300	$1.63	2d	1	0.82mi
4877 Columbia Rd North Olmsted, OH	2.0	1.0	775	$1,125	$1.45	44d	1	0.84mi
4829 Columbia Rd North Olmsted, OH	1.0–2.0	1.0–1.5	847	$1,505	$1.78	2d	11	0.92mi
5785 Fitch Rd North Olmsted, OH	2.0	1.0	1080	$1,650	$1.53	44d	1	1.15mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-11
   status Pending 557-char remark

   Show marketing remark (557 chars)

   Conveniently located 2- bedroom, 1- bathroom apartment in a highly desirable area just steps from the mall, local shopping, and a wide variety of restaurants. The location also offers easy access to public transportation, highways, and is near the local recreation center, making it ideal for an active and convenient lifestyle. The building features shared laundry facilities on every floor and a party room available for tenant use. A great opportunity to live in a vibrant. well- connected neighborhood with everyday conveniences right outside your door.

2. 2026-04-14
   price $74,500 557-char remark

   Show marketing remark (557 chars)

   Conveniently located 2- bedroom, 1- bathroom apartment in a highly desirable area just steps from the mall, local shopping, and a wide variety of restaurants. The location also offers easy access to public transportation, highways, and is near the local recreation center, making it ideal for an active and convenient lifestyle. The building features shared laundry facilities on every floor and a party room available for tenant use. A great opportunity to live in a vibrant. well- connected neighborhood with everyday conveniences right outside your door.

3. 2026-03-11
   listed $89,900 Active 557-char remark

   Show marketing remark (557 chars)

   Conveniently located 2- bedroom, 1- bathroom apartment in a highly desirable area just steps from the mall, local shopping, and a wide variety of restaurants. The location also offers easy access to public transportation, highways, and is near the local recreation center, making it ideal for an active and convenient lifestyle. The building features shared laundry facilities on every floor and a party room available for tenant use. A great opportunity to live in a vibrant. well- connected neighborhood with everyday conveniences right outside your door.

4. 2020-07-09
   soldstatus $35,000
5. 2020-07-02
   soldstatus $35,000 Closed 480-char remark

   Show marketing remark (480 chars)

   Great opportunity to own an income generating piece of property! This unit is part of King's Path Conodminiums, a wonderful complex that has great features such as parking, on site laundry and on site storage. King's Path is conveniently close to 480 and all major high ways, and there are plenty of ammenities in this fine area; options for food, entertainment and shopping do not fall short. The unit hosts 2 bedroom and a full bathroom. Owner pays only electricity inside unit.

6. 2020-05-29
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Great opportunity to own an income generating piece of property! This unit is part of King's Path Conodminiums, a wonderful complex that has great features such as parking, on site laundry and on site storage. King's Path is conveniently close to 480 and all major high ways, and there are plenty of ammenities in this fine area; options for food, entertainment and shopping do not fall short. The unit hosts 2 bedroom and a full bathroom. Owner pays only electricity inside unit.

7. 2020-01-17
   listed $40,000 Active 480-char remark

   Show marketing remark (480 chars)

   Great opportunity to own an income generating piece of property! This unit is part of King's Path Conodminiums, a wonderful complex that has great features such as parking, on site laundry and on site storage. King's Path is conveniently close to 480 and all major high ways, and there are plenty of ammenities in this fine area; options for food, entertainment and shopping do not fall short. The unit hosts 2 bedroom and a full bathroom. Owner pays only electricity inside unit.

8. 2006-06-28
   soldstatus $57,500
9. 2006-06-28
   soldstatus $57,500
10. 2006-04-04
    listed $62,000
11. 1983-09-21
    soldstatus $22,000

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,241 · $103/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $16,019
• − Mortgage interest: −$4,173
• − Property taxes: −$1,241
• − Insurance: −$372
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − HOA: −$5,520
• − Depreciation: −$2,167
• Taxable loss: −$18
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $838/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: North Olmsted City
• NCES district ID: 3904452
• Math proficiency: 51% ▼ -17.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,338
• Composite: 46.98/100
• National rank: #2353
• State rank: #368 of 656 in OH

Livability — North Olmsted

• Score: 86/100
• State rank: #38
• US rank: #372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Olmsted, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,924
• Household income: $84,363
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 667.0

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% Hispanic / Latino 7% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 3% Other Indo-European 3% Arabic 3%

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: ▼ -243.21%
• Current HPI: 214.2257
• Rent YoY: ▲ 1.85%
• 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

+238.6% since first listed

11 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-04-14 Price Changed $74,500 MLSNOW
• 2026-03-11 Listed $89,900 MLSNOW
• 2020-07-09 Sold (Public Records) $35,000 Public Records
• 2020-07-02 Sold (MLS) $35,000 MLSNOW
• 2020-05-29 Pending — MLSNOW
• 2020-01-17 Listed $40,000 MLSNOW
• 2006-06-28 Sold (Public Records) $57,500 Public Records
• 2006-06-28 Sold (MLS) $57,500 MLSNOW
• 2006-04-04 Listed $62,000 MLSNOW
• 1983-09-21 Sold (Public Records) $22,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,241 · +1.0% YoY. Source: county tax records.