521 Tollis Pkwy · Broadview Heights, OH 44147

$125,000

2 bd · 2.0 ba · 902 sqft · Condo · 11 Days on market

Built 1979

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Why this score? — see what drove the C 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 +18.3/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

End Unit. All Appliances To Stay. Newer Windows & Roof. Window Air. Maint. Fee Includes Heat, Water & Sewer. 2nd Fl. Unit. Coin Operated Washer & Dryer On Same Level Along With Party Room. Quiet, Safe Entry. Immediate Occup. Convenient Elevator. 1 Carport So Buyer Can Only Have One Car.

Key facts

• Highly rated schools
• Laundry in building
• Appliances included

Tags

• UPDATED FLOORING
• APPLIANCES INCLUDED
• CEILING FANS THROUGHOUT
• LAUNDRY IN BUILDING
• WELL MAINTAINED
• HIGHLY RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 7.4% vs local median 2.6% in Broadview Heights — 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 79/100 on livability (#150 in OH, #2,291 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Brecksville-Broadview Heights City (suburban): math 85% / reading 85% proficiency, ranked #23 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Brecksville-Broadview Heights Middle School (math 86% / reading 86%, grade A+, #13 of 654 statewide, top 2%, 796 students, 10% FRL); Brecksville-Broadview Heights High School (math 76% / reading 83%, grade A-, #35 of 781 statewide, top 6%, 1,232 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 24y 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 $54k; list at $125k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-12,716
• Equity at exit: $18,638

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-796
• Equity at exit: $10,808

Cash invested: $35,000 (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 44147

• Home prices YoY: -33.4%
• Active inventory: 106
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA est. from 4 same-building comps: −$294
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $115

Break-even live

Break-even rent $1,466

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $202	-5% $158	+0% $115	+5% $72	+10% $29
Rent	-10% $-12	-5% $52	+0% $115	+5% $179	+10% $242
Rate	-1.0pp $178	-0.5pp $147	base $115	+0.5pp $83	+1.0pp $50

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Vineyard Dr Broadview Heights, OH	2.0	1.0	1007	$1,900	$1.89	3d	1	0.13mi
411 Tollis Pkwy Unit 139A Broadview Heights, OH	2.0	1.0	817	$1,300	$1.59	45d	1	0.17mi
900 Tollis Pkwy Broadview Heights, OH	2.0	1.0–2.0	1000	$1,325	$1.32	3d	3	0.29mi
1501 Summit Blvd Cleveland, OH	2.0–3.0	1.0–2.0	1040	$895	$0.86	3d	1	0.92mi
1550 W Royalton Rd Broadview Heights, OH	1.0–2.0	1.0	630	$1,250	$1.98	3d	41	1.00mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $125,000 Active 11 DOM
2. 2026-06-18
   days on market $125,000 Active 8 DOM
3. 2026-06-17
   days on market $125,000 Active 7 DOM
4. 2026-06-16
   days on market $125,000 Active 6 DOM
5. 2026-06-15
   days on market $125,000 Active 5 DOM
6. 2026-06-13
   remarks 568-char remark
7. 2026-06-13
   listed $125,000 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $19,337
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$3,528
• − Depreciation: −$3,636
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,484/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: Brecksville-Broadview Heights City
• NCES district ID: 3904364
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $81,033
• Composite: 74.78/100
• National rank: #149
• State rank: #23 of 656 in OH

Livability — Broadview Heights

• Score: 79/100
• State rank: #150
• US rank: #2291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 19,771
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 19,771
• Household income: $103,125
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 186.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 12% Subsaharan African 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Spanish 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: ▼ -97.09%
• Current HPI: 193.3693
• Rent YoY: —
• 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

+95.3% since first listed

21 events — show timeline

• 2026-06-11 Listed $125,000 FSBO.com
• 2008-12-08 Sold (MLS) $54,000 MLSNOW
• 2008-08-24 Listing Removed — MLSNOW
• 2008-08-18 Listed $64,900 MLSNOW
• 2008-08-13 Listing Removed — MLSNOW
• 2008-05-13 Listed $67,900 MLSNOW
• 2008-03-24 Listed $69,900 MLSNOW
• 2008-02-02 Listing Removed — MLSNOW
• 2007-10-01 Listed $73,500 MLSNOW
• 2005-05-03 Sold (MLS) $70,000 MLSNOW
• 2005-01-23 Listed $69,900 MLSNOW
• 2003-12-15 Sold (MLS) $63,000 MLSNOW
• 2003-11-28 Listing Removed — MLSNOW
• 2003-11-25 Listing Removed — MLSNOW
• 2003-08-25 Listed $67,900 MLSNOW
• 2003-06-13 Sold (MLS) $62,500 MLSNOW
• 2003-05-28 Listed $51,000 MLSNOW
• 2003-05-13 Sold (MLS) $58,000 MLSNOW
• 2003-04-28 Listed $65,900 MLSNOW
• 2003-04-24 Listing Removed — MLSNOW
• 2002-10-24 Listed $64,000 MLSNOW