29925 Winsor Dr · Bay Village, OH 44140

$460,000

3 bd · 2.5 ba · 2,202 sqft · SingleFamily public records

Built 1975 0.54 ac lot Est $528k · 13% under

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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 +13.3/15.0
• Cash flow +11.7/30.0
• Schools +7.6/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Lot Of House In A Great Location * Large Lot W/ Private Setti Ng * Newer Crpt In Liv Rm & Din Rm * Newer Kitch W/ All Appl Stay H2o New 2/00 * Wbfp In Fam Rm * Enclosed 3 Season Sunroom * Den On Lower Level Could Be Bdrm * Washer & Dryer Stay * 12x11 Sitting Rm Off Master * 24 Hr Notice For Showing * Swingset No Stay *

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $436k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $410k (10.9% below list).
• Recommended offer: $410k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Bay Village — 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 82/100 on livability (#83 in OH, #1,228 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F.
• Bay Village City (suburban): math 85% / reading 87% proficiency, ranked #15 of 656 in OH (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Normandy Elementary School (498 students, 6% FRL); Bay Middle School (math 86% / reading 86%, grade A+, #13 of 654 statewide, top 2%, 700 students, 7% FRL); Bay High School (math 72% / reading 92%, grade A, #23 of 781 statewide, top 3%, 781 students, 4% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 40% of the median local income ($122k/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 $3k of loan paydown is wiped out by about $14k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 31y 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 $186k; list at $460k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $410,000 (10.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $528,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29925 Winsor Dr	0.00mi	3/2.5	2,202 (0%)	1mo	$460,000	$209	99
30122 Ednil Dr	0.15mi	3/2.0	2,192 (-0%)	11mo	$530,000	$242	81
30208 Applewood Dr	0.18mi	3/2.5	2,417 (+10%)	11mo	$579,000	$240	67
30400 Crestview Dr	0.52mi	4/3.0 (+1)	2,222 (+1%)	8mo	$549,000	$247	60
29500 Osborn Rd	0.53mi	4/2.5 (+1)	2,044 (-7%)	3mo	$465,000	$227	56
30513 Ednil Dr	0.37mi	4/2.0 (+1)	2,462 (+12%)	3mo	$500,000	$203	54
31117 Walker Rd	0.70mi	4/2.5 (+1)	2,113 (-4%)	4mo	$465,000	$220	52
384 Walmar Rd	0.74mi	4/2.5 (+1)	2,147 (-2%)	5mo	$550,000	$256	52
30525 Ednil Dr	0.41mi	4/2.0 (+1)	2,490 (+13%)	1mo	$450,000	$181	51
31100 Bexley Dr	0.66mi	4/2.5 (+1)	1,962 (-11%)	2mo	$496,000	$253	44
578 Wildbrook Dr	0.62mi	4/2.5 (+1)	2,496 (+13%)	2mo	$561,000	$225	42
30907 Arlington Cir	0.73mi	4/2.5 (+1)	2,436 (+11%)	7mo	$639,000	$262	38

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-83,161
• Equity at exit: $68,587

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-83,007
• Equity at exit: $39,772

Cash invested: $128,800 (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 44140

• Active inventory: 73
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,100 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$773 /mo · $9,280/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $-138

Break-even live

Break-even rent $4,275

Max offer price $435,577

Occupancy floor 98%

Sensitivity live

Price	-10% $122	-5% $-8	+0% $-138	+5% $-268	+10% $-399
Rent	-10% $-462	-5% $-300	+0% $-138	+5% $24	+10% $186
Rate	-1.0pp $93	-0.5pp $-21	base $-138	+0.5pp $-257	+1.0pp $-379

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
384 Bradley Rd Bay Village, OH	3.0	2.5	2000	$4,100	$2.05	9d	1	0.48mi
384 Bradley Rd Bay Village, OH	3.0	3.0	2000	$4,100	$2.05	5d	1	0.48mi

Listing history 17 events

1. 2026-03-16
   historical
2. 2026-03-16
   listed $460,000
3. 2000-06-14
   soldstatus $186,500 334-char remark

   Show marketing remark (334 chars)

   A Lot Of House In A Great Location * Large Lot W/ Private Setti Ng * Newer Crpt In Liv Rm & Din Rm * Newer Kitch W/ All Appl Stay H2o New 2/00 * Wbfp In Fam Rm * Enclosed 3 Season Sunroom * Den On Lower Level Could Be Bdrm * Washer & Dryer Stay * 12x11 Sitting Rm Off Master * 24 Hr Notice For Showing * Swingset No Stay *

4. 2000-06-07
   soldstatus $185,600
5. 2000-03-02
   historical
6. 2000-03-01
   listed $189,900 334-char remark

   Show marketing remark (334 chars)

   A Lot Of House In A Great Location * Large Lot W/ Private Setti Ng * Newer Crpt In Liv Rm & Din Rm * Newer Kitch W/ All Appl Stay H2o New 2/00 * Wbfp In Fam Rm * Enclosed 3 Season Sunroom * Den On Lower Level Could Be Bdrm * Washer & Dryer Stay * 12x11 Sitting Rm Off Master * 24 Hr Notice For Showing * Swingset No Stay *

7. 1999-10-29
   listed $199,900
8. 1999-10-29
   historical
9. 1999-07-16
   listed $209,900
10. 1998-12-06
    soldstatus $182,000
11. 1998-12-03
    soldstatus $182,000
12. 1998-08-08
    listed $194,900
13. 1995-03-10
    soldstatus $165,000
14. 1995-03-03
    soldstatus $165,000
15. 1995-01-07
    listed $164,900
16. 1986-08-26
    soldstatus $116,500
17. 1981-02-04
    soldstatus $93,000

ⓘ 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: $9,280 · $773/mo
• Projected year-2 tax: $9,280 · $773/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 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,200
• − Mortgage interest: −$25,767
• − Property taxes: −$9,280
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,936
• − Management: −$3,936
• − Depreciation: −$13,382
• Taxable loss: −$9,401
• Est. tax savings @ 24.0%: +$2,256
• After-tax cash flow: $597/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: Bay Village City
• NCES district ID: 3904354
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 87% ▼ -4.00%
• Median HH income: $86,285
• Composite: 76.1/100
• National rank: #118
• State rank: #15 of 656 in OH

Livability — Bay Village

• Score: 82/100
• State rank: #83
• US rank: #1228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay Village, OH
• County: Cuyahoga · 1,045,444 people
• City population: 15,992
• Metro: Cleveland, OH
• Population (ZIP): 15,992
• Household income: $122,083
• Rent vs Own: 8.7% rent · 91.3% own
• Severe rent burden: 11.4

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 4% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -282.00%
• Current HPI: 239.933
• 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

+394.6% since first listed

17 events — show timeline

• 2026-03-16 Listed $460,000 MLSNOW
• 2026-03-16 Listing Removed — MLSNOW
• 2000-06-14 Sold (MLS) $186,500 MLSNOW
• 2000-06-07 Sold (Public Records) $185,600 Public Records
• 2000-03-02 Listing Removed — MLSNOW
• 2000-03-01 Listed $189,900 MLSNOW
• 1999-10-29 Listing Removed — MLSNOW
• 1999-10-29 Listed $199,900 MLSNOW
• 1999-07-16 Listed $209,900 MLSNOW
• 1998-12-06 Sold (MLS) $182,000 MLSNOW
• 1998-12-03 Sold (Public Records) $182,000 Public Records
• 1998-08-08 Listed $194,900 MLSNOW
• 1995-03-10 Sold (MLS) $165,000 MLSNOW
• 1995-03-03 Sold (Public Records) $165,000 Public Records
• 1995-01-07 Listed $164,900 MLSNOW
• 1986-08-26 Sold (Public Records) $116,500 Public Records
• 1981-02-04 Sold (Public Records) $93,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $9,280 · +0.3% YoY. Source: county tax records.