17 Schuberts Aly · Olmsted Falls, OH 44138

$85,900

2 bd · 2.0 ba · 1,488 sqft · SingleFamily · 12 Days on market

Built 1993 Est $91k · 5% under

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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 +9.9/15.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1993 Palm Harbor measures 28 x 56 or 1568 aq ft. There is a large kitchen which opens up into a morning room, the perfect place to have your first cup of coffee. This floor plan is very appealing with a formal living and dining room. The master suite is large with 2 additional bedrooms and a laundry room Great step down enclosed sunroom and a spacious patio partner for all your lawn tools and storage. Columbia Park is an age-specific community. Sale is subject to Park approval. HOA is monthly lot rental fee. Pet restrictions.

Key facts

• Gated access
• Laundry room
• Carport

Tags

• LAUNDRY ROOM
• ENCLOSED PATIO
• CARPORT
• NEW HVAC SYSTEM
• GATED ACCESS

Property features AI

Finance

• Financial info: Land lease payment of $809.50
• HOA & community: Senior community with clubhouse; Has land lease

Exterior

• Parking: Carport (1 space); Paved parking
• Utilities: Public water; Private sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Enclosed patio/porch area; Patio; Porch; Faces north

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Blinds and window treatments; Ceiling fan(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 18.7% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $594 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $35k; list at $86k implies a 145% gain — meaningful room to come down on a strong offer.

Recommended offer $85,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.18% ✓
• Cap rate: 18.67%
• Cash-on-cash: 44.21%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $90,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Shuberts Aly	0.08mi	2/2.0	1,512 (+2%)	10mo	$92,000	$61	86
11 Concert Ct	0.17mi	2/2.0	1,456 (-2%)	5mo	$79,900	$55	85
17 Oak Dr	0.24mi	2/2.0	1,456 (-2%)	10mo	$99,900	$69	77
7 Symphony St	0.10mi	2/2.0	1,624 (+9%)	7mo	$114,000	$70	75
3 Fiddlesticks	0.32mi	3/2.0 (+1)	1,456 (-2%)	6mo	$64,900	$45	72
8 Harmony	0.13mi	2/2.0	1,344 (-10%)	9mo	$75,000	$56	71
73 Periwinkle Dr	0.40mi	3/2.0 (+1)	1,568 (+5%)	1mo	$89,000	$57	66
7593 Columbia Rd	0.53mi	3/1.5 (+1)	1,457 (-2%)	4mo	$255,000	$175	62
3 Trollyview Ln	0.56mi	3/2.0 (+1)	1,440 (-3%)	7mo	$40,000	$28	57
11 Dogwood Ln	0.32mi	3/2.0 (+1)	1,344 (-10%)	8mo	$74,000	$55	57
26836 Cook Rd	0.43mi	3/1.0 (+1)	1,377 (-8%)	10mo	$255,000	$185	50
8075 Olmway Ave	0.72mi	3/2.0 (+1)	1,598 (+7%)	8mo	$275,000	$172	42

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: 41.2%
• Equity multiple: 2.77×
• Total profit: $42,547
• Equity at exit: $12,808

10-year hold

• IRR: 47.4%
• Equity multiple: 5.57×
• Total profit: $109,837
• Equity at exit: $7,427

Cash invested: $24,052 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$450
• Tax est. 1.5%: −$107 /mo · $1,288/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $886

Break-even live

Break-even rent $751

Max offer price $85,900

Occupancy floor 48%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,199	$1.35	2d	1	1.03mi
8450 Daylily DR Olmsted Falls, OH	2.0–3.0	2.5	1541	$2,410	$1.56	1d	10	1.32mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $85,900 Pending 12 DOM
2. 2026-06-09
   days on market $85,900 Active 11 DOM
3. 2026-06-08
   days on market $85,900 Active 10 DOM
4. 2026-06-07
   days on market $85,900 Active 9 DOM
5. 2026-06-03
   days on market $85,900 Active 5 DOM
6. 2026-06-02
   days on market $85,900 Active 4 DOM
7. 2026-06-01
   days on market $85,900 Active 3 DOM
8. 2026-05-31
   days on market $85,900 Active 2 DOM
9. 2026-05-29
   listed $85,900 Active
10. 2016-10-13
    status Pending 536-char remark

    Show marketing remark (536 chars)

    This 1993 Palm Harbor measures 28 x 56 or 1568 aq ft. There is a large kitchen which opens up into a morning room, the perfect place to have your first cup of coffee. This floor plan is very appealing with a formal living and dining room. The master suite is large with 2 additional bedrooms and a laundry room Great step down enclosed sunroom and a spacious patio partner for all your lawn tools and storage. Columbia Park is an age-specific community. Sale is subject to Park approval. HOA is monthly lot rental fee. Pet restrictions.

11. 2016-10-13
    soldstatus $35,000 Sold 536-char remark

    Show marketing remark (536 chars)

    This 1993 Palm Harbor measures 28 x 56 or 1568 aq ft. There is a large kitchen which opens up into a morning room, the perfect place to have your first cup of coffee. This floor plan is very appealing with a formal living and dining room. The master suite is large with 2 additional bedrooms and a laundry room Great step down enclosed sunroom and a spacious patio partner for all your lawn tools and storage. Columbia Park is an age-specific community. Sale is subject to Park approval. HOA is monthly lot rental fee. Pet restrictions.

12. 2016-09-24
    historical Contingent 536-char remark

    Show marketing remark (536 chars)

    This 1993 Palm Harbor measures 28 x 56 or 1568 aq ft. There is a large kitchen which opens up into a morning room, the perfect place to have your first cup of coffee. This floor plan is very appealing with a formal living and dining room. The master suite is large with 2 additional bedrooms and a laundry room Great step down enclosed sunroom and a spacious patio partner for all your lawn tools and storage. Columbia Park is an age-specific community. Sale is subject to Park approval. HOA is monthly lot rental fee. Pet restrictions.

13. 2016-09-02
    price $44,900 536-char remark

    Show marketing remark (536 chars)

    This 1993 Palm Harbor measures 28 x 56 or 1568 aq ft. There is a large kitchen which opens up into a morning room, the perfect place to have your first cup of coffee. This floor plan is very appealing with a formal living and dining room. The master suite is large with 2 additional bedrooms and a laundry room Great step down enclosed sunroom and a spacious patio partner for all your lawn tools and storage. Columbia Park is an age-specific community. Sale is subject to Park approval. HOA is monthly lot rental fee. Pet restrictions.

14. 2016-08-06
    listed $49,900 Active 536-char remark

    Show marketing remark (536 chars)

    This 1993 Palm Harbor measures 28 x 56 or 1568 aq ft. There is a large kitchen which opens up into a morning room, the perfect place to have your first cup of coffee. This floor plan is very appealing with a formal living and dining room. The master suite is large with 2 additional bedrooms and a laundry room Great step down enclosed sunroom and a spacious patio partner for all your lawn tools and storage. Columbia Park is an age-specific community. Sale is subject to Park approval. HOA is monthly lot rental fee. Pet restrictions.

15. 2004-08-18
    historical
16. 2004-02-18
    listed $74,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $22,477
• − Mortgage interest: −$4,812
• − Property taxes: −$1,288
• − Insurance: −$430
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$2,499
• Taxable income: $9,852
• Est. tax owed @ 24.0%: −$2,365
• After-tax cash flow: $8,269/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: 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

+14.7% since first listed

8 events — show timeline

• 2026-05-29 Listed $85,900 MLSNOW
• 2016-10-13 Pending — MLSNOW
• 2016-10-13 Sold (MLS) $35,000 MLSNOW
• 2016-09-24 Contingent — MLSNOW
• 2016-09-02 Price Changed $44,900 MLSNOW
• 2016-08-06 Listed $49,900 MLSNOW
• 2004-08-18 Listing Removed — MLSNOW
• 2004-02-18 Listed $74,900 MLSNOW