11905 Sandgate Dr · Chesterland, OH 44026

$450,000

4 bd · 2.5 ba · 2,440 sqft · SingleFamily public records · 5 Days on market

Built 1974 3.61 ac lot Est $447k · at est.

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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).

• Cash flow +11.5/30.0
• Schools +7.4/10.0
• ARV discount +7.1/15.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated contemporary colonial. The coolest glass 4 season sun rm. addition - an adult tree house overlooking the woods. Large yet cozy family/great rm w/ WBFP off the updated kitchen. 1st flr laundry rm. Patio, deck, finished rec. rm. 4 BR, 2.5 BA. Private master bath updated - shower stall re-done. California closets. Complete tear down roof 2012. Many windows/sliders replaced. Ceiling fans. Zoned heat. Shed. Constantly being improved properly. Pristine, neutral and move-in. Outstanding value.

Key facts

• 3.6 acre corner lot
• Quartz countertops
• Cozy family room

Tags

• 3.6 ACRE CORNER LOT
• FULLY UPDATED EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COZY FAMILY ROOM
• WOOD-BURNING FIREPLACE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; On-street parking; Garage door opener
• Utilities: Private well water; Private sewer (septic tank)
• Home design: Two-story home; Updated/remodeled condition
• Construction: Cedar construction; Asphalt/fiberglass roof; Below-grade finished area present
• Exterior features: Deck; Patio; Shed(s); Corner lot on a cul-de-sac/dead-end; Wooded lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning with ceiling fans and zoned/multiple units; Electric baseboard heating; Fireplace heating
• Interior features: Full, partially finished basement with sump pump; Wood-burning fireplace (1)
• Laundry & utility: Main-level laundry with washer, dryer, and laundry tub/sink; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $424k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (18.0% below list).
• Recommended offer: $369k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Chesterland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#58 in OH, #835 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• West Geauga Local (rural): math 83% / reading 86% proficiency, ranked #28 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Robert C Lindsey Elementary School (math 92% / reading 88%, grade A+, #19 of 1,584 statewide, top 1%, 461 students, 10% FRL); West Geauga Middle School (math 80% / reading 82%, grade A+, #38 of 654 statewide, top 6%, 491 students, 10% FRL); West Geauga High School (math 67% / reading 92%, grade A-, #35 of 781 statewide, top 6%, 693 students, 8% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($107k/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.
• Geauga County population projected to shrink 7% 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.
• 8 sale attempts since 36y 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 $268k; list at $450k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $369,042 (18.0% 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 1974 — 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: 0.82% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $446,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 Wilson Mills Rd	0.14mi	4/4.0	2,630 (+8%)	14mo	$486,500	$185	63
12084 Heath Rd	0.47mi	4/2.5	2,640 (+8%)	8mo	$323,500	$123	57
9402 Wilson Mls	0.18mi	4/1.5	2,102 (-14%)	18mo	$240,000	$114	50
11730 Legend Creek Dr	0.62mi	4/3.5	2,734 (+12%)	19mo	$501,500	$183	32

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-82,114
• Equity at exit: $67,096

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-83,273
• Equity at exit: $38,908

Cash invested: $126,000 (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 44026

• Active inventory: 34
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,690 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$513 /mo · $6,154/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $-145

Break-even live

Break-even rent $3,874

Max offer price $424,428

Occupancy floor 99%

Sensitivity live

Price	-10% $110	-5% $-17	+0% $-145	+5% $-272	+10% $-399
Rent	-10% $-436	-5% $-291	+0% $-145	+5% $1	+10% $147
Rate	-1.0pp $82	-0.5pp $-30	base $-145	+0.5pp $-261	+1.0pp $-380

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-21
   listed $450,000 Active
2. 2015-07-10
   soldstatus $267,500 Sold 507-char remark

   Show marketing remark (507 chars)

   Freshly updated contemporary colonial. The coolest glass 4 season sun rm. addition - an adult tree house overlooking the woods. Large yet cozy family/great rm w/ WBFP off the updated kitchen. 1st flr laundry rm. Patio, deck, finished rec. rm. 4 BR, 2.5 BA. Private master bath updated - shower stall re-done. California closets. Complete tear down roof 2012. Many windows/sliders replaced. Ceiling fans. Zoned heat. Shed. Constantly being improved properly. Pristine, neutral and move-in. Outstanding value.

3. 2015-07-10
   soldstatus $267,500

   Show marketing remark (507 chars)

   Freshly updated contemporary colonial. The coolest glass 4 season sun rm. addition - an adult tree house overlooking the woods. Large yet cozy family/great rm w/ WBFP off the updated kitchen. 1st flr laundry rm. Patio, deck, finished rec. rm. 4 BR, 2.5 BA. Private master bath updated - shower stall re-done. California closets. Complete tear down roof 2012. Many windows/sliders replaced. Ceiling fans. Zoned heat. Shed. Constantly being improved properly. Pristine, neutral and move-in. Outstanding value.

4. 2015-05-04
   historical Contingent 507-char remark

   Show marketing remark (507 chars)

   Freshly updated contemporary colonial. The coolest glass 4 season sun rm. addition - an adult tree house overlooking the woods. Large yet cozy family/great rm w/ WBFP off the updated kitchen. 1st flr laundry rm. Patio, deck, finished rec. rm. 4 BR, 2.5 BA. Private master bath updated - shower stall re-done. California closets. Complete tear down roof 2012. Many windows/sliders replaced. Ceiling fans. Zoned heat. Shed. Constantly being improved properly. Pristine, neutral and move-in. Outstanding value.

5. 2015-04-27
   price $274,990 507-char remark

   Show marketing remark (507 chars)

   Freshly updated contemporary colonial. The coolest glass 4 season sun rm. addition - an adult tree house overlooking the woods. Large yet cozy family/great rm w/ WBFP off the updated kitchen. 1st flr laundry rm. Patio, deck, finished rec. rm. 4 BR, 2.5 BA. Private master bath updated - shower stall re-done. California closets. Complete tear down roof 2012. Many windows/sliders replaced. Ceiling fans. Zoned heat. Shed. Constantly being improved properly. Pristine, neutral and move-in. Outstanding value.

6. 2015-03-04
   listed $279,900 Active 507-char remark

   Show marketing remark (507 chars)

   Freshly updated contemporary colonial. The coolest glass 4 season sun rm. addition - an adult tree house overlooking the woods. Large yet cozy family/great rm w/ WBFP off the updated kitchen. 1st flr laundry rm. Patio, deck, finished rec. rm. 4 BR, 2.5 BA. Private master bath updated - shower stall re-done. California closets. Complete tear down roof 2012. Many windows/sliders replaced. Ceiling fans. Zoned heat. Shed. Constantly being improved properly. Pristine, neutral and move-in. Outstanding value.

7. 2005-06-17
   soldstatus $272,500 251-char remark

   Show marketing remark (251 chars)

   .. .What A Location. .. Bautifully Wooded. .. A True Comfort. .. Airy, Open, Vaulted Ceilings, Large Rooms & Great Views * Three Zone Heat & Air, Security System * Additional Kitchen On Lower Level * Newer Carpeting & Home Warranty *

8. 2005-06-17
   soldstatus $273,000

   Show marketing remark (251 chars)

   .. .What A Location. .. Bautifully Wooded. .. A True Comfort. .. Airy, Open, Vaulted Ceilings, Large Rooms & Great Views * Three Zone Heat & Air, Security System * Additional Kitchen On Lower Level * Newer Carpeting & Home Warranty *

9. 2005-05-31
   historical 251-char remark

   Show marketing remark (251 chars)

   .. .What A Location. .. Bautifully Wooded. .. A True Comfort. .. Airy, Open, Vaulted Ceilings, Large Rooms & Great Views * Three Zone Heat & Air, Security System * Additional Kitchen On Lower Level * Newer Carpeting & Home Warranty *

10. 2005-04-30
    historical
11. 2005-04-28
    listed $284,900 251-char remark

    Show marketing remark (251 chars)

    .. .What A Location. .. Bautifully Wooded. .. A True Comfort. .. Airy, Open, Vaulted Ceilings, Large Rooms & Great Views * Three Zone Heat & Air, Security System * Additional Kitchen On Lower Level * Newer Carpeting & Home Warranty *

12. 2005-03-20
    historical
13. 2005-01-31
    listed $289,900
14. 2004-09-20
    listed $294,000
15. 1991-07-30
    historical
16. 1991-07-10
    soldstatus $168,000
17. 1991-07-10
    soldstatus $169,000
18. 1991-05-29
    listed $178,900
19. 1991-03-13
    listed $175,000
20. 1991-02-04
    historical
21. 1990-11-04
    listed $187,500

ⓘ 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: $6,154 · $513/mo
• Projected year-2 tax: $6,587 · $549/mo
• Expected delta: +$433/yr (+$36/mo · 7.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,285
• − Mortgage interest: −$25,207
• − Property taxes: −$6,154
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,543
• − Management: −$3,543
• − Depreciation: −$13,091
• Taxable loss: −$9,503
• Est. tax savings @ 24.0%: +$2,281
• After-tax cash flow: $544/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: West Geauga Local
• NCES district ID: 3904722
• Math proficiency: 83% ▼ -3.00%
• Reading proficiency: 86% ▲ 1.00%
• Median HH income: $76,759
• Composite: 73.94/100
• National rank: #166
• State rank: #28 of 656 in OH

Livability — Chesterland

• Score: 84/100
• State rank: #58
• US rank: #835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Geauga · 90,510 people
• City population: 10,722
• Metro: Cleveland, OH
• Population (ZIP): 10,722
• Household income: $106,740
• Rent vs Own: 10.3% rent · 89.7% own
• Severe rent burden: 11.9

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Korean 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.61%
• Current HPI: 200.0173
• 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

+140.0% since first listed

21 events — show timeline

• 2026-05-21 Listed $450,000 MLSNOW
• 2015-07-10 Sold (Public Records) $267,500 Public Records
• 2015-07-10 Sold (MLS) $267,500 MLSNOW
• 2015-05-04 Contingent — MLSNOW
• 2015-04-27 Price Changed $274,990 MLSNOW
• 2015-03-04 Listed $279,900 MLSNOW
• 2005-06-17 Sold (Public Records) $273,000 Public Records
• 2005-06-17 Sold (MLS) $272,500 MLSNOW
• 2005-05-31 Listing Removed — MLSNOW
• 2005-04-30 Listing Removed — MLSNOW
• 2005-04-28 Listed $284,900 MLSNOW
• 2005-03-20 Listing Removed — MLSNOW
• 2005-01-31 Listed $289,900 MLSNOW
• 2004-09-20 Listed $294,000 MLSNOW
• 1991-07-30 Listing Removed — MLSNOW
• 1991-07-10 Sold (Public Records) $169,000 Public Records
• 1991-07-10 Sold (MLS) $168,000 MLSNOW
• 1991-05-29 Listed $178,900 MLSNOW
• 1991-03-13 Listed $175,000 MLSNOW
• 1991-02-04 Listing Removed — MLSNOW
• 1990-11-04 Listed $187,500 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $6,154 · +4.3% YoY. Source: county tax records.