9087 Ranch Dr · Chesterland, OH 44026

$250,000

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 7 Days on market

Built 1955 1.93 ac lot Est $441k · 43% under ↓ 9% since listing

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +7.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full general home inspection, septic and well inspections, along with a third-party appraisal have been completed and are available upon request. There is an offer deadline of 8 pm on June 18. Nestled on nearly 2 sprawling acres in desirable Chesterland, this charming ranch home offers privacy, character, and plenty of space to enjoy both indoors and out! The inviting living room features hardwood floors, a soaring vaulted ceiling, a large picture window that fills the space with natural light, and a cozy wood-burning stove. Just steps away, the dining room showcases hardwood floors, custom built-ins, a vaulted ceiling, and a large window overlooking the scenic property. The kitchen o

Key facts

• 1.93 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single-story home; Wood siding construction; Asphalt/fiberglass roof
• Construction: Built (year from public records); Wood siding; Asphalt/fiberglass roof; Full basement (partially finished)
• Exterior features: Approximately 1.93-acre lot

Interior

• Kitchen: Range
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating
• Interior features: Full, partially finished basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 10.6% vs local median 4.9% in Chesterland — 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 84/100 on livability (#58 in OH, #835 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living 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.
• Market conditions: 32 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $441,408
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9040 Wyandot Rd	0.22mi	3/1.5	1,150 (-8%)	9mo	$405,000	$352	67
9041 Cedar Rd	0.48mi	3/1.0	1,080 (-14%)	9mo	$305,000	$282	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: 6.0%
• Equity multiple: 1.23×
• Total profit: $16,207
• Equity at exit: $37,276

10-year hold

• IRR: 15.3%
• Equity multiple: 2.25×
• Total profit: $87,206
• Equity at exit: $21,615

Cash invested: $70,000 (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: 32
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,257 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $890

Break-even live

Break-even rent $2,130

Max offer price $250,000

Occupancy floor 68%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   status $250,000 Pending 7 DOM
2. 2026-06-17
   days on market $250,000 Active 7 DOM
3. 2026-06-16
   days on market $250,000 Active 6 DOM
4. 2026-06-15
   days on market $250,000 Active 5 DOM
5. 2026-06-13
   days on market $250,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $250,000 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: $3,212 · $268/mo
• Projected year-2 tax: $3,556 · $296/mo
• Expected delta: +$344/yr (+$29/mo · 10.7%)

ⓘ 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 ≥94°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: $39,084
• − Mortgage interest: −$14,004
• − Property taxes: −$3,212
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,127
• − Management: −$3,127
• − Depreciation: −$7,273
• Taxable income: $7,092
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $8,980/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

• Census place: Chesterland, OH
• 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

-9.1% since first listed

4 events — show timeline

• 2026-06-10 Relisted — MLSNOW
• 2026-06-10 Price Changed $250,000 MLSNOW
• 2026-06-09 Price Changed $260,000 MLSNOW
• 2026-06-05 Listed $275,000 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $3,212 · +3.9% YoY. Source: county tax records.