8323 Eagle Rd #44 · Kirtland, OH 44094

$114,779

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 375 Days on market

Poor condition $90/sqft · 14% below area Est $134k · 14% 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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why settle when you can have everything brand new—at an unbeatable price—in the highly sought-after city of Kirtland? Welcome to Eagle Mobile Home Park, perfectly located near the beautiful Holden Arboretum and just minutes from local parks, shopping, and everyday conveniences—yet tucked away enough to enjoy peace and quiet. Wow! Check out this flexible floorpan! This beautifully designed 3-bedroom, 2-bath home offers modern comfort with a split floorpan offering the primary suite on one end and the balance of the 2 bedrooms on the other. Add an island if you would like. Who knew you would could get this amount of space and customize it for such a great price?! Enjoy the open-concept layout that seamlessly connects the eat-in kitchen to the bright and inviting living area. This homes lot backs up to the woods, giving you extra space and added privacy—perfect for those who appreciate a touch of nature. With a smaller outdoor footprint, you’ll spend less time maintaining and more time enjoying your days. Pets are welcome, and park rules and application are available for review online. Please note: All offers are subject to park approval. Schedule your private showing today or call for information on additional floor plans and available lots in this great community!

Key facts

• Added privacy
• Flexible floorpan
• Open-concept layout

Tags

• EAGLE MOBILE HOME PARK
• NEAR HOLDEN ARBORETUM
• FLEXIBLE FLOORPAN
• OPEN-CONCEPT LAYOUT
• BACKS UP TO THE WOODS
• ADDED PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.2% in Kirtland — 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 80/100 on livability (#109 in OH, #1,647 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: health & safety D, amenities F, commute F.
• Kirtland Local (suburban): math 73% / reading 80% proficiency, ranked #57 of 656 in OH (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.0%/yr); 191 active listings in the ZIP; solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $793 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lake 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 + 4.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,005 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $133,937
• List price: $114,779
• Delta: -14.30%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8323 Eagle Rd #73	0.00mi	3/2.0	1,306 (+2%)	9mo	$132,486	$101	89
8376 Eagle Rd	0.09mi	3/1.0	1,200 (-6%)	15mo	$270,000	$225	69
8350 Alpine Dr	0.26mi	3/2.0	1,220 (-5%)	14mo	$290,000	$238	68

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $20,677
• Equity at exit: $17,114

10-year hold

• IRR: 25.2%
• Equity multiple: 3.30×
• Total profit: $73,859
• Equity at exit: $9,924

Cash invested: $32,138 (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 44094

• Rents YoY: 4.0%
• Active inventory: 191
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$602
• Tax est. 1.5%: −$143 /mo · $1,722/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $588

Break-even live

Break-even rent $1,004

Max offer price $114,779

Occupancy floor 61%

Sensitivity live

Price	-10% $667	-5% $628	+0% $588	+5% $548	+10% $509
Rent	-10% $450	-5% $519	+0% $588	+5% $657	+10% $726
Rate	-1.0pp $646	-0.5pp $617	base $588	+0.5pp $558	+1.0pp $528

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: $28,695
• Closing costs: $3,443
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $114,779 Active 375 DOM
2. 2026-06-18
   days on market $114,779 Active 372 DOM
3. 2026-06-17
   days on market $114,779 Active 371 DOM
4. 2026-06-16
   days on market $114,779 Active 370 DOM
5. 2026-06-15
   days on market $114,779 Active 369 DOM
6. 2026-06-13
   days on market $114,779 Active 367 DOM
7. 2026-06-13
   pricedays on market $114,779 Active 366 DOM
8. 2026-06-09
   days on market $113,000 Active 363 DOM
9. 2026-06-08
   days on market $113,000 Active 362 DOM
10. 2026-06-07
    days on market $113,000 Active 361 DOM
11. 2026-06-05
    days on market $113,000 Active 358 DOM
12. 2026-06-03
    days on market $113,000 Active 357 DOM
13. 2026-06-02
    days on market $113,000 Active 356 DOM
14. 2026-06-01
    days on market $113,000 Active 355 DOM
15. 2026-05-31
    days on market $113,000 Active 354 DOM
16. 2025-06-11
    listed $113,000 Active 1313-char remark

    Show marketing remark (1313 chars)

    Why settle when you can have everything brand new—at an unbeatable price—in the highly sought-after city of Kirtland? Welcome to Eagle Mobile Home Park, perfectly located near the beautiful Holden Arboretum and just minutes from local parks, shopping, and everyday conveniences—yet tucked away enough to enjoy peace and quiet. Wow! Check out this flexible floorpan! This beautifully designed 3-bedroom, 2-bath home offers modern comfort with a split floorpan offering the primary suite on one end and the balance of the 2 bedrooms on the other. Add an island if you would like. Who knew you would could get this amount of space and customize it for such a great price?! Enjoy the open-concept layout that seamlessly connects the eat-in kitchen to the bright and inviting living area. This homes lot backs up to the woods, giving you extra space and added privacy—perfect for those who appreciate a touch of nature. With a smaller outdoor footprint, you’ll spend less time maintaining and more time enjoying your days. Pets are welcome, and park rules and application are available for review online. Please note: All offers are subject to park approval. Schedule your private showing today or call for information on additional floor plans and available lots in this great community!

ⓘ 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 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 · 16 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: $20,982
• − Mortgage interest: −$6,429
• − Property taxes: −$1,722
• − Insurance: −$574
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$3,339
• Taxable income: $5,561
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $5,722/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 · 5 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and updates to bring it up to market standards. A complete renovation, landscaping, HVAC system upgrade, and exterior paint would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen — No photos of kitchen
• Major bathrooms — No photos of bathrooms
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major roof — No photos of roof
• Major exterior/siding — No photos of exterior/siding
• Major windows — No photos of windows
• Major foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both extensive renovation — A complete renovation is needed to bring the property up to market standards
• Both landscaping — A fresh landscape design would enhance curb appeal and property value
• Both HVAC system — Upgrading the HVAC system would improve comfort and energy efficiency
• Both exterior paint — A fresh coat of paint would improve the home's appearance and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of kitchen	Major	$15,000–50,000
bathrooms · No photos of bathrooms	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior/siding · No photos of exterior/siding	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both extensive renovation — A complete renovation is needed to bring the property up to market standards ↑
• Both landscaping — A fresh landscape design would enhance curb appeal and property value ↑
• Both HVAC system — Upgrading the HVAC system would improve comfort and energy efficiency ↑
• Both exterior paint — A fresh coat of paint would improve the home's appearance and curb appeal ↑

ⓘ 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: Kirtland Local
• NCES district ID: 3904787
• Math proficiency: 73% ▼ -10.00%
• Reading proficiency: 80% ▼ -2.00%
• Median HH income: $83,416
• Composite: 67.93/100
• National rank: #360
• State rank: #57 of 656 in OH

Livability — Kirtland

• Score: 80/100
• State rank: #109
• US rank: #1647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirtland, OH
• County: Lake County · 204,927 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,873
• Household income: $78,772
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1381.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.28%
• Current HPI: 179.81
• Rent YoY: ▲ 4.01%
• 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

1 event — show timeline

• 2025-06-11 Listed $113,000 MLSNOW