8345 Celianna Dr · Strongsville, OH 44149

$300,000

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 4 Days on market

Built 1970 0.29 ac lot $187/sqft · at area comps Est $305k · at est.

---

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 +11.6/30.0
• ARV discount +8.2/15.0
• Schools +6.7/10.0
• Livability +4.4/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Home! Completely updated inside and out! Both interior and exterior have been freshly painted with warm neutral tones! Aluminium sided 3 Bedrooms 2 Baths (1 full and 1 half), foyer entrance, kitchen with granite countertops. appliances stay - refrig, stove, dw, dining room with newer slider doors to a fabulous cedar deck with views of a landscaped, parklike backyard with shed, living room with laminate flooring and bay window, family room with fireplace and half bath, laundry room with washer and dryer and stationary tub, attached larger 2 car garage with work benches, electrical and automatic garage door openers, minutes from Metro Parks, shopping, I-71, schools and Cleveland Hopkins Int'l Airport! Recent updates within the last year include: Newer A/C, hot water tank, windows, carpet, flooring, countertops, concrete front steps, window trim, electrical, plumbing, newer laundry room, .. .. and so much more!!!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated/remodeled; Above-grade finished area approximately 1,608 (per assessor)
• Construction: Aluminum siding; Asphalt fiberglass roof; Slab foundation; Built per public records (year built source: public records)
• Exterior features: Deck; Patio; Shed(s); Full vinyl fencing

Interior

• Kitchen: Kitchen on first floor (11 x 10); Range; Refrigerator; Dishwasher
• Bedrooms: Bedroom on first floor (10 x 9, carpet); Bedroom on first floor (11 x 13, carpet); Additional bedroom-sized space on first floor (16 x 10, carpet)
• Flooring: Carpet in family room and multiple bedrooms
• Bathrooms: One full bathroom; One half bathroom (located on first floor); Main level has one bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled condition; Utility room on lower level; Family room with wood-burning fireplace
• Laundry & utility: Laundry on lower level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (20.9% below list).
• Recommended offer: $237k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Strongsville — 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 88/100 on livability (#27 in OH, #243 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Strongsville City (suburban): math 73% / reading 79% proficiency, ranked #62 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Surrarrer Elementary School (math 87% / reading 82%, grade A+, #68 of 1,584 statewide, top 6%, 380 students, 14% FRL); Strongsville Middle School (math 70% / reading 76%, grade A, #105 of 654 statewide, top 17%, 1,270 students, 20% FRL); Strongsville High School (math 63% / reading 82%, grade B+, #87 of 781 statewide, top 11%, 1,844 students, 17% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $162k; list at $300k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,394 (20.9% 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 1970 — 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: 0.79% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $304,817
• List price: $300,000
• Delta: -1.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22295 Jonathan Dr	0.30mi	4/1.5 (+1)	1,600 (-0%)	1mo	$351,500	$220	79
8356 Bernice Dr	0.12mi	3/2.0	1,743 (+8%)	8mo	$324,900	$186	72
22445 Christopher Ct	0.58mi	3/2.0	1,558 (-3%)	1mo	$324,900	$209	65
23155 Wainwright Ter	0.67mi	3/2.5	1,595 (-1%)	1mo	$251,000	$157	62
148 Meadow Cir	0.62mi	4/2.0 (+1)	1,600 (-0%)	6mo	$250,000	$156	58
22419 Jonathan Dr	0.37mi	4/2.5 (+1)	1,764 (+10%)	1mo	$335,000	$190	57
8627 Courtland Dr	0.39mi	4/2.5 (+1)	1,750 (+9%)	7mo	$303,500	$173	52
10001 N Marks Rd	0.71mi	3/2.5	1,540 (-4%)	5mo	$367,500	$239	52
243 Jananna Dr	0.46mi	3/1.5	1,402 (-13%)	7mo	$235,000	$168	51
147 Best Dr	0.66mi	4/1.5 (+1)	1,737 (+8%)	4mo	$272,000	$157	47
104 Whitehall Dr	0.62mi	3/2.0	1,445 (-10%)	6mo	$205,000	$142	47
220 Vivian Dr	0.43mi	3/1.0	1,368 (-15%)	8mo	$235,000	$172	47

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-54,564
• Equity at exit: $44,731

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-55,256
• Equity at exit: $25,939

Cash invested: $84,000 (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 44149

• Active inventory: 121
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-93

Break-even live

Break-even rent $2,492

Max offer price $283,573

Occupancy floor 99%

Sensitivity live

Price	-10% $77	-5% $-8	+0% $-93	+5% $-178	+10% $-263
Rent	-10% $-281	-5% $-187	+0% $-93	+5% $1	+10% $95
Rate	-1.0pp $58	-0.5pp $-17	base $-93	+0.5pp $-171	+1.0pp $-250

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9745 Douglas Ln Olmsted Falls, OH	1.0–3.0	1.0	1000	$1,686	$1.69	3d	2	0.51mi
670 Prospect Rd Berea, OH	1.0–3.0	1.0	852	$1,686	$1.98	3d	16	0.61mi
22410 Rock Creek Cir Strongsville, OH	3.0	2.0	2103	$2,400	$1.14	3d	1	0.64mi
480 Haverhill Cir Berea, OH	3.0	2.0	1864	$1,945	$1.04	3d	1	1.15mi
287 Edgewood Dr Berea, OH	3.0	1.0	1284	$1,800	$1.40	3d	1	1.23mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	9d	1	1.29mi

Listing history 14 events

1. 2026-05-11
   status Pending 1977-char remark
2. 2026-05-07
   listed $300,000 Active 1977-char remark
3. 2017-11-29
   soldstatus $162,500 Sold 936-char remark

   Show marketing remark (936 chars)

   Beautiful Home! Completely updated inside and out! Both interior and exterior have been freshly painted with warm neutral tones! Aluminium sided 3 Bedrooms 2 Baths (1 full and 1 half), foyer entrance, kitchen with granite countertops. appliances stay - refrig, stove, dw, dining room with newer slider doors to a fabulous cedar deck with views of a landscaped, parklike backyard with shed, living room with laminate flooring and bay window, family room with fireplace and half bath, laundry room with washer and dryer and stationary tub, attached larger 2 car garage with work benches, electrical and automatic garage door openers, minutes from Metro Parks, shopping, I-71, schools and Cleveland Hopkins Int'l Airport! Recent updates within the last year include: Newer A/C, hot water tank, windows, carpet, flooring, countertops, concrete front steps, window trim, electrical, plumbing, newer laundry room, .. .. and so much more!!!

4. 2017-11-29
   soldstatus $162,500

   Show marketing remark (936 chars)

   Beautiful Home! Completely updated inside and out! Both interior and exterior have been freshly painted with warm neutral tones! Aluminium sided 3 Bedrooms 2 Baths (1 full and 1 half), foyer entrance, kitchen with granite countertops. appliances stay - refrig, stove, dw, dining room with newer slider doors to a fabulous cedar deck with views of a landscaped, parklike backyard with shed, living room with laminate flooring and bay window, family room with fireplace and half bath, laundry room with washer and dryer and stationary tub, attached larger 2 car garage with work benches, electrical and automatic garage door openers, minutes from Metro Parks, shopping, I-71, schools and Cleveland Hopkins Int'l Airport! Recent updates within the last year include: Newer A/C, hot water tank, windows, carpet, flooring, countertops, concrete front steps, window trim, electrical, plumbing, newer laundry room, .. .. and so much more!!!

5. 2017-11-22
   status Pending 936-char remark

   Show marketing remark (936 chars)

   Beautiful Home! Completely updated inside and out! Both interior and exterior have been freshly painted with warm neutral tones! Aluminium sided 3 Bedrooms 2 Baths (1 full and 1 half), foyer entrance, kitchen with granite countertops. appliances stay - refrig, stove, dw, dining room with newer slider doors to a fabulous cedar deck with views of a landscaped, parklike backyard with shed, living room with laminate flooring and bay window, family room with fireplace and half bath, laundry room with washer and dryer and stationary tub, attached larger 2 car garage with work benches, electrical and automatic garage door openers, minutes from Metro Parks, shopping, I-71, schools and Cleveland Hopkins Int'l Airport! Recent updates within the last year include: Newer A/C, hot water tank, windows, carpet, flooring, countertops, concrete front steps, window trim, electrical, plumbing, newer laundry room, .. .. and so much more!!!

6. 2017-10-24
   historical Contingent 936-char remark

   Show marketing remark (936 chars)

   Beautiful Home! Completely updated inside and out! Both interior and exterior have been freshly painted with warm neutral tones! Aluminium sided 3 Bedrooms 2 Baths (1 full and 1 half), foyer entrance, kitchen with granite countertops. appliances stay - refrig, stove, dw, dining room with newer slider doors to a fabulous cedar deck with views of a landscaped, parklike backyard with shed, living room with laminate flooring and bay window, family room with fireplace and half bath, laundry room with washer and dryer and stationary tub, attached larger 2 car garage with work benches, electrical and automatic garage door openers, minutes from Metro Parks, shopping, I-71, schools and Cleveland Hopkins Int'l Airport! Recent updates within the last year include: Newer A/C, hot water tank, windows, carpet, flooring, countertops, concrete front steps, window trim, electrical, plumbing, newer laundry room, .. .. and so much more!!!

7. 2017-10-20
   listed $159,900 Active 936-char remark

   Show marketing remark (936 chars)

   Beautiful Home! Completely updated inside and out! Both interior and exterior have been freshly painted with warm neutral tones! Aluminium sided 3 Bedrooms 2 Baths (1 full and 1 half), foyer entrance, kitchen with granite countertops. appliances stay - refrig, stove, dw, dining room with newer slider doors to a fabulous cedar deck with views of a landscaped, parklike backyard with shed, living room with laminate flooring and bay window, family room with fireplace and half bath, laundry room with washer and dryer and stationary tub, attached larger 2 car garage with work benches, electrical and automatic garage door openers, minutes from Metro Parks, shopping, I-71, schools and Cleveland Hopkins Int'l Airport! Recent updates within the last year include: Newer A/C, hot water tank, windows, carpet, flooring, countertops, concrete front steps, window trim, electrical, plumbing, newer laundry room, .. .. and so much more!!!

8. 2002-09-10
   soldstatus $146,000
9. 1998-07-23
   soldstatus $125,000

   Show marketing remark (204 chars)

   Remarkably Well Kept * Fresh And Beautiful Home * Nicest In The Area Of Well Kept Homes * Don't Miss This One * Your Buyers Will Be Happy You Showed Them This One * Call Office To Show Or Lister * *

10. 1998-07-22
    soldstatus $125,000
11. 1998-04-07
    listed $129,900

    Show marketing remark (204 chars)

    Remarkably Well Kept * Fresh And Beautiful Home * Nicest In The Area Of Well Kept Homes * Don't Miss This One * Your Buyers Will Be Happy You Showed Them This One * Call Office To Show Or Lister * *

12. 1985-11-05
    soldstatus $68,000
13. 1983-03-08
    soldstatus $66,400
14. 1977-11-01
    soldstatus $56,500

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $3,961 · $330/mo
• Expected delta: +$719/yr (+$60/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,487
• − Mortgage interest: −$16,805
• − Property taxes: −$3,242
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$8,727
• Taxable loss: −$6,345
• Est. tax savings @ 24.0%: +$1,523
• After-tax cash flow: $407/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: Strongsville City
• NCES district ID: 3904484
• Math proficiency: 73% ▼ -10.00%
• Reading proficiency: 79% ▼ -2.00%
• Median HH income: $78,206
• Composite: 67.02/100
• National rank: #395
• State rank: #62 of 656 in OH

Livability — Strongsville

• Score: 88/100
• State rank: #27
• US rank: #243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strongsville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 46,110
• Metro: Cleveland, OH
• Population (ZIP): 21,042
• Household income: $114,107
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 2.7

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 (91%)
• Race & ethnicity: White 91% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 11% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -238.17%
• Current HPI: 196.9311
• 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

+431.0% since first listed

14 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-05-07 Listed $300,000 MLSNOW
• 2017-11-29 Sold (Public Records) $162,500 Public Records
• 2017-11-29 Sold (MLS) $162,500 MLSNOW
• 2017-11-22 Pending — MLSNOW
• 2017-10-24 Contingent — MLSNOW
• 2017-10-20 Listed $159,900 MLSNOW
• 2002-09-10 Sold (Public Records) $146,000 Public Records
• 1998-07-23 Sold (MLS) $125,000 MLSNOW
• 1998-07-22 Sold (Public Records) $125,000 Public Records
• 1998-04-07 Listed $129,900 MLSNOW
• 1985-11-05 Sold (Public Records) $68,000 Public Records
• 1983-03-08 Sold (Public Records) $66,400 Public Records
• 1977-11-01 Sold (Public Records) $56,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,242 · -0.5% YoY. Source: county tax records.