3755 Concord Dr · Beachwood, OH 44122

$340,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 5 Days on market

Built 1956 0.39 ac lot $180/sqft · 14% below area Est $394k · 14% under

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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 +15.1/30.0
• ARV discount +13.7/15.0
• Schools +7.4/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained and move-in ready, this charming 3-bedroom, 2 full bath home offers comfort, space, and convenience throughout. Gorgeous hardwood floors flow seamlessly across the main living areas, creating a warm and inviting atmosphere. The spacious lower-level family room provides the perfect gathering space and features a walk-out to a patio and private backyard—ideal for entertaining or relaxing. The home comes fully equipped with all appliances, including refrigerator and dishwasher, making your move effortless. Major updates include central air, furnace, roof, gutters, driveway, and garage door, offering peace of mind for years to come. With generous living space, thoughtful updates, and a well-maintained interior and exterior, this home is truly a must-see—you won’t be disappointed! Come live in this premiere community with a dog park, aquatic center and fitness park. Close to major highways and shopping

Key facts

• 0.39 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (10.9% below list).
• Recommended offer: $303k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.7% in Beachwood — 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 84/100 on livability (#54 in OH, #756 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing 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.
• Market conditions: Rents rising (+1.1%/yr); 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 36% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $340k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $302,977 (10.9% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $394,456
• List price: $340,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3755 Concord Dr	0.00mi	3/2.0	1,886 (0%)	0mo	$360,000	$191	100
3730 Beacon Dr	0.05mi	3/3.0	1,978 (+5%)	16mo	$285,000	$144	72

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-53,551
• Equity at exit: $50,695

10-year hold

• IRR: -11.3%
• Equity multiple: 0.38×
• Total profit: $-59,396
• Equity at exit: $29,397

Cash invested: $95,200 (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: 177
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,030 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$358 /mo · $4,293/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $111

Break-even live

Break-even rent $2,889

Max offer price $340,000

Occupancy floor 91%

Sensitivity live

Price	-10% $304	-5% $207	+0% $111	+5% $15	+10% $-81
Rent	-10% $-128	-5% $-9	+0% $111	+5% $231	+10% $350
Rate	-1.0pp $282	-0.5pp $198	base $111	+0.5pp $23	+1.0pp $-67

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6126 N Pointe Dr Cleveland, OH	4.0	3.5	2376	$3,300	$1.39	44d	1	0.75mi
23220 Chagrin Blvd Beachwood, OH	1.0–3.0	1.0–2.5	1324	$3,535	$2.67	2d	54	0.91mi
3659 Brainard Rd Beachwood, OH	3.0	2.0	1649	$2,995	$1.82	2d	1	1.07mi

Listing history 9 events

1. 2026-05-05
   status Pending 954-char remark

   Show marketing remark (954 chars)

   Beautifully maintained and move-in ready, this charming 3-bedroom, 2 full bath home offers comfort, space, and convenience throughout. Gorgeous hardwood floors flow seamlessly across the main living areas, creating a warm and inviting atmosphere. The spacious lower-level family room provides the perfect gathering space and features a walk-out to a patio and private backyard—ideal for entertaining or relaxing. The home comes fully equipped with all appliances, including refrigerator and dishwasher, making your move effortless. Major updates include central air, furnace, roof, gutters, driveway, and garage door, offering peace of mind for years to come. With generous living space, thoughtful updates, and a well-maintained interior and exterior, this home is truly a must-see—you won’t be disappointed! Come live in this premiere community with a dog park, aquatic center and fitness park. Close to major highways and shopping

2. 2026-04-30
   status Active 954-char remark

   Show marketing remark (954 chars)

   Beautifully maintained and move-in ready, this charming 3-bedroom, 2 full bath home offers comfort, space, and convenience throughout. Gorgeous hardwood floors flow seamlessly across the main living areas, creating a warm and inviting atmosphere. The spacious lower-level family room provides the perfect gathering space and features a walk-out to a patio and private backyard—ideal for entertaining or relaxing. The home comes fully equipped with all appliances, including refrigerator and dishwasher, making your move effortless. Major updates include central air, furnace, roof, gutters, driveway, and garage door, offering peace of mind for years to come. With generous living space, thoughtful updates, and a well-maintained interior and exterior, this home is truly a must-see—you won’t be disappointed! Come live in this premiere community with a dog park, aquatic center and fitness park. Close to major highways and shopping

3. 2026-04-30
   price $340,000 954-char remark

   Show marketing remark (954 chars)

   Beautifully maintained and move-in ready, this charming 3-bedroom, 2 full bath home offers comfort, space, and convenience throughout. Gorgeous hardwood floors flow seamlessly across the main living areas, creating a warm and inviting atmosphere. The spacious lower-level family room provides the perfect gathering space and features a walk-out to a patio and private backyard—ideal for entertaining or relaxing. The home comes fully equipped with all appliances, including refrigerator and dishwasher, making your move effortless. Major updates include central air, furnace, roof, gutters, driveway, and garage door, offering peace of mind for years to come. With generous living space, thoughtful updates, and a well-maintained interior and exterior, this home is truly a must-see—you won’t be disappointed! Come live in this premiere community with a dog park, aquatic center and fitness park. Close to major highways and shopping

4. 2025-10-23
   historical 954-char remark

   Show marketing remark (954 chars)

   Beautifully maintained and move-in ready, this charming 3-bedroom, 2 full bath home offers comfort, space, and convenience throughout. Gorgeous hardwood floors flow seamlessly across the main living areas, creating a warm and inviting atmosphere. The spacious lower-level family room provides the perfect gathering space and features a walk-out to a patio and private backyard—ideal for entertaining or relaxing. The home comes fully equipped with all appliances, including refrigerator and dishwasher, making your move effortless. Major updates include central air, furnace, roof, gutters, driveway, and garage door, offering peace of mind for years to come. With generous living space, thoughtful updates, and a well-maintained interior and exterior, this home is truly a must-see—you won’t be disappointed! Come live in this premiere community with a dog park, aquatic center and fitness park. Close to major highways and shopping

5. 2025-10-23
   listed $325,000 954-char remark

   Show marketing remark (954 chars)

   Beautifully maintained and move-in ready, this charming 3-bedroom, 2 full bath home offers comfort, space, and convenience throughout. Gorgeous hardwood floors flow seamlessly across the main living areas, creating a warm and inviting atmosphere. The spacious lower-level family room provides the perfect gathering space and features a walk-out to a patio and private backyard—ideal for entertaining or relaxing. The home comes fully equipped with all appliances, including refrigerator and dishwasher, making your move effortless. Major updates include central air, furnace, roof, gutters, driveway, and garage door, offering peace of mind for years to come. With generous living space, thoughtful updates, and a well-maintained interior and exterior, this home is truly a must-see—you won’t be disappointed! Come live in this premiere community with a dog park, aquatic center and fitness park. Close to major highways and shopping

6. 2003-05-01
   soldstatus $149,900
7. 2003-04-30
   soldstatus $149,900 268-char remark

   Show marketing remark (268 chars)

   Beautifully Maintained Home! Hardwood Floors Thruout-all Appliances Stay. Large Family Room On Lower Level With Walk Out To Patio +yard. C/A-furnace-roof-gutters-driveway & Garage Door All Replaced In 1995. Dishwasher-refridge In 2002. You Won't Be Disappointed!

8. 2003-02-20
   listed $149,900 268-char remark

   Show marketing remark (268 chars)

   Beautifully Maintained Home! Hardwood Floors Thruout-all Appliances Stay. Large Family Room On Lower Level With Walk Out To Patio +yard. C/A-furnace-roof-gutters-driveway & Garage Door All Replaced In 1995. Dishwasher-refridge In 2002. You Won't Be Disappointed!

9. 1973-10-01
   soldstatus $37,900

ⓘ 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: $4,293 · $358/mo
• Projected year-2 tax: $4,798 · $400/mo
• Expected delta: +$506/yr (+$42/mo · 11.8%)

ⓘ 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 ≥94°F today · 17 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: $36,357
• − Mortgage interest: −$19,045
• − Property taxes: −$4,293
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$9,891
• Taxable loss: −$4,389
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $2,387/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

+797.1% since first listed

9 events — show timeline

• 2026-05-05 Pending — MLSNOW
• 2026-04-30 Relisted — MLSNOW
• 2026-04-30 Price Changed $340,000 MLSNOW
• 2025-10-23 Listed $325,000 MLSNOW
• 2025-10-23 Listing Removed — MLSNOW
• 2003-05-01 Sold (Public Records) $149,900 Public Records
• 2003-04-30 Sold (MLS) $149,900 MLSNOW
• 2003-02-20 Listed $149,900 MLSNOW
• 1973-10-01 Sold (Public Records) $37,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $4,293 · -0.1% YoY. Source: county tax records.