7210 Cottesmore Ln · Solon, OH 44139

$350,000

3 bd · 1.5 ba · 1,940 sqft · SingleFamily public records · 2 Days on market

Built 1975 0.28 ac lot Est $372k · 6% under $4/mo HOA

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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 +10.2/15.0
• Cash flow +9.2/30.0
• Schools +8.1/10.0
• Livability +4.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Decor & Newer Carpet Throughout, Vaulted Ceilings W/ Beams Living Room & Dining Room, All Generous Sized Rooms, Full Wall Brick Fp In Fr, Double Sinks In Bath, Private Heavily Wooded Yard W/ Patio, Deck & Gas Grill, Quiet Street, Storage Cupboards In Basement, Mrs Clean Lives Here!

Key facts

• Replaced windows
• Private backyard
• Patio and deck

Tags

• NEW ROOF
• REPLACED WINDOWS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD
• PATIO AND DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (20.0% below list).
• Recommended offer: $280k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.4% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Grace L Roxbury Elementary School (math 97% / reading 90%, grade A+, #10 of 1,584 statewide, top 1%, 541 students, 11% FRL); Solon Middle School (math 85% / reading 93%, grade A+, #5 of 654 statewide, top 1%, 758 students, 12% FRL); Solon High School (math 74% / reading 91%, grade A, #22 of 781 statewide, top 3%, 1,483 students, 11% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; list at $350k implies a 119% gain — meaningful room to come down on a strong offer.

Recommended offer $280,112 (20.0% 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 1975 — 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. 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. 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?
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 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: 0.80% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $372,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33276 Tallyho Dr	0.08mi	3/2.0	1,988 (+2%)	1mo	$375,000	$189	90
33071 N Burr Oak Dr	0.51mi	3/2.0	1,896 (-2%)	3mo	$390,000	$206	68
32443 S Burr Oak Dr	0.65mi	3/2.0	1,932 (-0%)	1mo	$414,000	$214	66
32936 N Roundhead Dr	0.11mi	4/2.0 (+1)	2,202 (+14%)	3mo	$425,000	$193	63
33014 N Roundhead Dr	0.11mi	4/2.0 (+1)	2,224 (+15%)	2mo	$420,000	$189	62
32553 N Roundhead Dr	0.28mi	3/2.5	2,098 (+8%)	10mo	$400,000	$191	61
32430 N Roundhead Dr	0.30mi	4/2.5 (+1)	2,120 (+9%)	1mo	$407,000	$192	60
31660 Sedgefield Oval	0.63mi	3/2.5	2,016 (+4%)	0mo	$378,000	$188	60
7375 Som Center Rd	0.33mi	3/2.0	1,700 (-12%)	8mo	$350,000	$206	55
34580 Pettibone Rd	0.53mi	4/2.5 (+1)	2,064 (+6%)	10mo	$385,000	$187	48
32194 N Roundhead Dr	0.39mi	4/2.5 (+1)	2,204 (+14%)	5mo	$405,000	$184	46
32085 N Roundhead Dr	0.46mi	3/2.5	1,686 (-13%)	9mo	$330,000	$196	45

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-73,484
• Equity at exit: $52,186

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-85,364
• Equity at exit: $30,262

Cash invested: $98,000 (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 44139

• Active inventory: 104
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$492 /mo · $5,906/yr
• Insurance: −$146
• HOA: −$4
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-265

Break-even live

Break-even rent $3,136

Max offer price $303,272

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-165	+0% $-265	+5% $-364	+10% $-463
Rent	-10% $-486	-5% $-375	+0% $-265	+5% $-154	+10% $-43
Rate	-1.0pp $-88	-0.5pp $-175	base $-265	+0.5pp $-355	+1.0pp $-447

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32467 S Roundhead Dr Solon, OH	4.0	3.0	2438	$2,875	$1.18	0d	1	0.39mi
7101 Liberty Rd Solon, OH	4.0	2.0	1344	$2,200	$1.64	14d	1	1.15mi
6569 Brookland Ave Solon, OH	3.0	2.0	1832	$2,450	$1.34	5d	1	1.27mi
34500 Brookmeade Pl Solon, OH	1.0–2.0	1.0–2.0	1019	$1,800	$1.77	0d	12	1.42mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: gas

Listing history 2 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   listed $350,000 Active 2 DOM

ⓘ 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: $5,906 · $492/mo
• Projected year-2 tax: $5,906 · $492/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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,613
• − Mortgage interest: −$19,605
• − Property taxes: −$5,906
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − HOA: −$48
• − Depreciation: −$10,182
• Taxable loss: −$9,256
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $-953/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• Rent YoY: —
• 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

+110.2% since first listed

4 events — show timeline

• 2026-06-18 Listed $350,000 MLSNOW
• 1996-03-26 Sold (Public Records) $160,000 Public Records
• 1996-01-31 Sold (MLS) $160,000 MLSNOW
• 1996-01-06 Listed $166,500 MLSNOW

Property tax history

+3.2%/yr

Latest (2025): $5,906 · -0.3% YoY. Source: county tax records.