1 Fiddlesticks · Olmsted Falls, OH 44138

$89,900

3 bd · 2.0 ba · 1,782 sqft · SingleFamily · 108 Days on market

Built 1994 Fair condition $50/sqft · at area comps Est $86k · at est. ↓ 5% since listing

---

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
• Schools +6.1/10.0
• ARV discount +5.4/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom, 2-bath mobile home offering plenty of space and comfort. Situated on a desirable corner lot, this home features a nice deck that’s perfect for relaxing or entertaining. The kitchen offers ample counter space and features a convenient island, making meal prep and gatherings easy. Inside, you’ll find a bright, open layout with generous living areas and a functional floor plan. A new HVAC system with warranty add to your peace of mind. Located in Columbia Park, a premier 55+ mobile home community, this home combines peaceful neighborhood living with convenience and value. A wonderful opportunity for comfortable, affordable living—don’t miss it!

Key facts

• Ample counter space
• Bright open layout
• Convenient island

Tags

• CORNER LOT
• AMPLE COUNTER SPACE
• CONVENIENT ISLAND
• BRIGHT OPEN LAYOUT
• GENEROUS LIVING AREAS
• FUNCTIONAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 4.2% in Olmsted Falls — 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 (#343 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Olmsted Falls City (suburban): math 70% / reading 70% proficiency, ranked #134 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 33% of the median local income ($94k/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 $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.85% ✓
• Cap rate: 25.00%
• Cash-on-cash: 66.82%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $85,912
• List price: $89,900
• Delta: 4.64%
• 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
73 Periwinkle Dr	0.10mi	3/2.0	1,568 (-12%)	1mo	$89,000	$57	75
1 Matthews Cor	0.20mi	2/2.0 (-1)	1,850 (+4%)	8mo	$120,000	$65	72
27 Sycamore Dr	0.38mi	3/2.0	1,716 (-4%)	6mo	$77,000	$45	71
44 Periwinkle Dr	0.16mi	3/2.0	1,605 (-10%)	11mo	$116,750	$73	67
19 Pageant Ln	0.32mi	3/2.0	1,680 (-6%)	11mo	$89,000	$53	67
7 Symphony St	0.22mi	2/2.0 (-1)	1,624 (-9%)	7mo	$114,000	$70	64
34 Creekside Trl	0.32mi	2/2.0 (-1)	1,680 (-6%)	11mo	$115,900	$69	62
26939 Tall Oaks Trl	0.53mi	3/2.5	1,894 (+6%)	8mo	$338,000	$178	56
26922 Greenbrooke Dr	0.45mi	4/2.5 (+1)	1,924 (+8%)	4mo	$380,000	$198	55
26685 Cranage Rd	0.51mi	4/1.5 (+1)	1,687 (-5%)	6mo	$297,000	$176	55
26938 Southwood Ln	0.59mi	4/2.0 (+1)	2,000 (+12%)	3mo	$366,000	$183	44
26956 Southwood Ln	0.71mi	4/2.0 (+1)	1,632 (-8%)	9mo	$300,000	$184	41

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: 62.7%
• Equity multiple: 3.80×
• Total profit: $70,546
• Equity at exit: $13,404

10-year hold

• IRR: 67.2%
• Equity multiple: 7.80×
• Total profit: $171,248
• Equity at exit: $7,773

Cash invested: $25,172 (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 44138

• Home prices YoY: -30.8%
• Active inventory: 183
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,335

Break-even live

Break-even rent $871

Max offer price $89,900

Occupancy floor 43%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8450 Daylily DR Olmsted Falls, OH	2.0–3.0	2.5	1541	$2,680	$1.74	1d	10	1.25mi
7447 Stearns Rd Olmsted Twp, OH	3.0	2.5	2000	$2,429	$1.21	1d	1	1.42mi

Listing history 5 events

1. 2026-05-04
   status Pending 721-char remark

   Show marketing remark (721 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath mobile home offering plenty of space and comfort. Situated on a desirable corner lot, this home features a nice deck that’s perfect for relaxing or entertaining. The kitchen offers ample counter space and features a convenient island, making meal prep and gatherings easy. Inside, you’ll find a bright, open layout with generous living areas and a functional floor plan. A new HVAC system with warranty add to your peace of mind. Located in Columbia Park, a premier 55+ mobile home community, this home combines peaceful neighborhood living with convenience and value. A wonderful opportunity for comfortable, affordable living—don’t miss it!

2. 2026-04-01
   status Active 721-char remark

   Show marketing remark (721 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath mobile home offering plenty of space and comfort. Situated on a desirable corner lot, this home features a nice deck that’s perfect for relaxing or entertaining. The kitchen offers ample counter space and features a convenient island, making meal prep and gatherings easy. Inside, you’ll find a bright, open layout with generous living areas and a functional floor plan. A new HVAC system with warranty add to your peace of mind. Located in Columbia Park, a premier 55+ mobile home community, this home combines peaceful neighborhood living with convenience and value. A wonderful opportunity for comfortable, affordable living—don’t miss it!

3. 2026-04-01
   price $89,900 721-char remark

   Show marketing remark (721 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath mobile home offering plenty of space and comfort. Situated on a desirable corner lot, this home features a nice deck that’s perfect for relaxing or entertaining. The kitchen offers ample counter space and features a convenient island, making meal prep and gatherings easy. Inside, you’ll find a bright, open layout with generous living areas and a functional floor plan. A new HVAC system with warranty add to your peace of mind. Located in Columbia Park, a premier 55+ mobile home community, this home combines peaceful neighborhood living with convenience and value. A wonderful opportunity for comfortable, affordable living—don’t miss it!

4. 2026-03-25
   status Pending 721-char remark

   Show marketing remark (721 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath mobile home offering plenty of space and comfort. Situated on a desirable corner lot, this home features a nice deck that’s perfect for relaxing or entertaining. The kitchen offers ample counter space and features a convenient island, making meal prep and gatherings easy. Inside, you’ll find a bright, open layout with generous living areas and a functional floor plan. A new HVAC system with warranty add to your peace of mind. Located in Columbia Park, a premier 55+ mobile home community, this home combines peaceful neighborhood living with convenience and value. A wonderful opportunity for comfortable, affordable living—don’t miss it!

5. 2026-01-09
   listed $94,900 Active 721-char remark

   Show marketing remark (721 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath mobile home offering plenty of space and comfort. Situated on a desirable corner lot, this home features a nice deck that’s perfect for relaxing or entertaining. The kitchen offers ample counter space and features a convenient island, making meal prep and gatherings easy. Inside, you’ll find a bright, open layout with generous living areas and a functional floor plan. A new HVAC system with warranty add to your peace of mind. Located in Columbia Park, a premier 55+ mobile home community, this home combines peaceful neighborhood living with convenience and value. A wonderful opportunity for comfortable, affordable living—don’t miss it!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,727
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$1,247
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$2,615
• Taxable income: $15,564
• Est. tax owed @ 24.0%: −$3,735
• After-tax cash flow: $12,286/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms are in need of updates, and the exterior and interior could benefit from fresh paint and new flooring. Landscaping and curb appeal improvements will also enhance its appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Resale update kitchen with new cabinets, countertops, and appliances — modern kitchen will attract more buyers
• Resale update bathrooms with new fixtures and possibly a shower/tub combo — updated bathrooms will attract more buyers
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile — new flooring will improve curb appeal and interior aesthetics
• Both repair/replace windows — new windows will improve energy efficiency and curb appeal
• Both landscape and improve curb appeal — improved landscaping will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Resale update kitchen with new cabinets, countertops, and appliances — modern kitchen will attract more buyers ↑
• Resale update bathrooms with new fixtures and possibly a shower/tub combo — updated bathrooms will attract more buyers ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — new flooring will improve curb appeal and interior aesthetics ↑
• Both repair/replace windows — new windows will improve energy efficiency and curb appeal ↑
• Both landscape and improve curb appeal — improved landscaping will attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Olmsted Falls City
• NCES district ID: 3904657
• Math proficiency: 70% ▼ -14.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $68,307
• Composite: 61.12/100
• National rank: #787
• State rank: #134 of 656 in OH

Livability — Olmsted Falls

• Score: 73/100
• State rank: #343
• US rank: #5595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 23,129
• Household income: $93,877
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 7.6

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -89.76%
• Current HPI: 201.9716
• 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

-5.3% since first listed

5 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-01 Relisted — MLSNOW
• 2026-04-01 Price Changed $89,900 MLSNOW
• 2026-03-25 Pending — MLSNOW
• 2026-01-09 Listed $94,900 MLSNOW