26 E Grace St · Bedford, OH 44146

$64,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 48 Days on market

Built 1920 5,079 sqft lot $64/sqft · 54% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Landlord retiring! Functioning occupied rental home bringing in $974 per month with CMHA subsidized rent. Lease is currently on a month-to-month status. Cute 2-bedroom cape cod right in the heart of Historic Downtown Bedford! Home features a full walkout basement, 2006 forced air furnace and central air, updated panel box, has some updated plumbing and electrical, mixture of wood and vinyl windows, newer 20x20 2 car vinyl sided garage built in 2010, covered front porch and a large first floor master bedroom. Home is being sold as is and needs some work. Seller will not make any repairs.

Key facts

• Updated panel box
• Updated electrical
• Forced air furnace

Tags

• FULL WALKOUT BASEMENT
• FORCED AIR FURNACE
• CENTRAL AIR
• UPDATED PANEL BOX
• UPDATED PLUMBING
• UPDATED ELECTRICAL

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$141,331) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.4% in Bedford — 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 73/100 on livability (#324 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bedford City (suburban): math 19% / reading 32% proficiency, ranked #597 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.8%/yr); 105 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 35y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 4.0

CMA / ARV

• ARV (median comp): $141,331
• List price: $64,900
• Delta: -54.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 E Grace St	0.00mi	2/1.0	1,008 (0%)	0mo	$65,000	$64	100
14 Ennis Ave	0.21mi	3/2.0 (+1)	1,064 (+6%)	2mo	$156,500	$147	71
296 W Glendale St	0.69mi	2/1.0	1,002 (-1%)	8mo	$163,000	$163	60
69 Nordham	0.44mi	3/1.0 (+1)	1,068 (+6%)	8mo	$149,000	$140	58
165 Talbot Dr	0.57mi	3/1.0 (+1)	1,026 (+2%)	10mo	$139,000	$135	57
370 Taft Ave	0.70mi	3/1.5 (+1)	978 (-3%)	1mo	$210,000	$215	54
139 W Glendale St	0.46mi	3/1.0 (+1)	1,092 (+8%)	7mo	$164,900	$151	54
259 Marion Dr	0.50mi	3/2.0 (+1)	1,044 (+4%)	10mo	$144,900	$139	54
110 Talbot Dr	0.62mi	3/1.0 (+1)	1,090 (+8%)	4mo	$155,000	$142	49
52 Avalon Dr	0.47mi	3/2.0 (+1)	1,131 (+12%)	7mo	$192,000	$170	43
90 Cowles Ave	0.64mi	3/1.0 (+1)	1,131 (+12%)	9mo	$84,000	$74	37
751 Mckinley Ave	0.74mi	3/1.0 (+1)	1,140 (+13%)	9mo	$119,900	$105	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 · 5.83% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.19×
• Total profit: $21,564
• Equity at exit: $9,677

10-year hold

• IRR: 36.8%
• Equity multiple: 4.99×
• Total profit: $72,551
• Equity at exit: $5,611

Cash invested: $18,172 (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 44146

• Rents YoY: 5.8%
• Active inventory: 105
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$340
• Tax from tax record: −$260 /mo · $3,119/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $440

Break-even live

Break-even rent $794

Max offer price $64,900

Occupancy floor 62%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Ennis Ave Bedford, OH	3.0	2.0	1064	$1,495	$1.41	44d	1	0.22mi
681 Washington St Unit 1496061P Bedford, OH	3.0	1.0	1151	$3,518	$3.06	7d	1	0.31mi
286 W Grace St Bedford, OH	3.0	1.0	1254	$1,500	$1.20	16d	1	0.57mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	44d	1	0.72mi
200 Solon Rd Unit 3 Bedford, OH	2.0	1.0	850	$1,100	$1.29	4d	1	0.93mi
204 Solon Rd Apt 2 Bedford, OH	2.0	1.0	900	$1,200	$1.33	4d	1	0.95mi
204 Solon Rd Bedford, OH	2.0	1.0	900	$1,200	$1.33	3d	1	0.95mi
601 W Glendale St Bedford, OH	3.0	1.0	944	$1,197	$1.27	16d	1	0.97mi
199 Dalepark Dr Bedford, OH	2.0	1.0	896	$1,300	$1.45	44d	1	1.03mi
215 Dalepark Dr #4 Bedford, OH	2.0	1.0	896	$1,400	$1.56	17d	1	1.06mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	4d	1	1.20mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	7d	1	1.20mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	1.22mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	1.22mi
5383 Sunnyslope Rd Maple Heights, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	4d	2	1.30mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	7d	1	1.31mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	1.31mi
681 Turney Rd Bedford, OH	1.0–2.0	1.0–1.5	795	$1,500	$1.89	19d	13	1.33mi
681 Turney Rd Bedford, OH	2.0	1.0	1030	$1,500	$1.46	4d	1	1.33mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	21d	1	1.36mi
6055 Bear Creek Dr Bedford Heights, OH	1.0–2.0	1.0–1.5	815	$1,081	$1.33	2d	30	1.43mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	1.47mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	2d	1	1.49mi

Listing history 14 events

1. 2026-06-02
   status $64,900 Pending 48 DOM
2. 2026-06-01
   days on market $64,900 Active 48 DOM
3. 2026-05-31
   days on market $64,900 Active 47 DOM
4. 2026-05-18
   price $69,900 594-char remark

   Show marketing remark (594 chars)

   Landlord retiring! Functioning occupied rental home bringing in $974 per month with CMHA subsidized rent. Lease is currently on a month-to-month status. Cute 2-bedroom cape cod right in the heart of Historic Downtown Bedford! Home features a full walkout basement, 2006 forced air furnace and central air, updated panel box, has some updated plumbing and electrical, mixture of wood and vinyl windows, newer 20x20 2 car vinyl sided garage built in 2010, covered front porch and a large first floor master bedroom. Home is being sold as is and needs some work. Seller will not make any repairs.

5. 2026-04-14
   listed $74,900 Active 594-char remark

   Show marketing remark (594 chars)

   Landlord retiring! Functioning occupied rental home bringing in $974 per month with CMHA subsidized rent. Lease is currently on a month-to-month status. Cute 2-bedroom cape cod right in the heart of Historic Downtown Bedford! Home features a full walkout basement, 2006 forced air furnace and central air, updated panel box, has some updated plumbing and electrical, mixture of wood and vinyl windows, newer 20x20 2 car vinyl sided garage built in 2010, covered front porch and a large first floor master bedroom. Home is being sold as is and needs some work. Seller will not make any repairs.

6. 2007-01-02
   soldstatus $72,000 284-char remark

   Show marketing remark (284 chars)

   Perfect Starter Or Downsizing Home! Walking Distance To Downtown Bedford For All Year Round Activities. Located Close To All Amenties. Spacious Mstr Bdrm With Walk In Closet And Walks Out To Back Yard. Large Dining/Living Rm Combo. 2 Car Garage. Full Basement With Walk Out. Must See!

7. 2006-10-24
   listed $92,500 284-char remark

   Show marketing remark (284 chars)

   Perfect Starter Or Downsizing Home! Walking Distance To Downtown Bedford For All Year Round Activities. Located Close To All Amenties. Spacious Mstr Bdrm With Walk In Closet And Walks Out To Back Yard. Large Dining/Living Rm Combo. 2 Car Garage. Full Basement With Walk Out. Must See!

8. 2000-04-25
   historical
9. 1999-10-25
   listed $85,900
10. 1992-01-16
    soldstatus $42,679
11. 1991-08-23
    historical
12. 1991-02-22
    listed $55,900
13. 1989-09-29
    soldstatus $41,500
14. 1986-05-27
    soldstatus $41,000

ⓘ 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: $3,119 · $260/mo
• Projected year-2 tax: $3,119 · $260/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 ≥94°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: $16,205
• − Mortgage interest: −$3,635
• − Property taxes: −$3,119
• − Insurance: −$324
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$1,888
• Taxable income: $4,646
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,160/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: Bedford City
• NCES district ID: 3910017
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $42,353
• Composite: 21.69/100
• National rank: #8273
• State rank: #597 of 656 in OH

Livability — Bedford

• Score: 73/100
• State rank: #324
• US rank: #5334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 29,349
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,349
• Household income: $54,925
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1314.0

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 Black (59%)
• Race & ethnicity: Black 59% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 1% Armenian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -114.08%
• Current HPI: 172.9421
• Rent YoY: ▲ 5.83%
• 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

+70.5% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $69,900 MLSNOW
• 2026-04-14 Listed $74,900 MLSNOW
• 2007-01-02 Sold (MLS) $72,000 MLSNOW
• 2006-10-24 Listed $92,500 MLSNOW
• 2000-04-25 Listing Removed — MLSNOW
• 1999-10-25 Listed $85,900 MLSNOW
• 1992-01-16 Sold (Public Records) $42,679 Public Records
• 1991-08-23 Listing Removed — MLSNOW
• 1991-02-22 Listed $55,900 MLSNOW
• 1989-09-29 Sold (Public Records) $41,500 Public Records
• 1986-05-27 Sold (Public Records) $41,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,119 · +1.4% YoY. Source: county tax records.