15450 Roxboro Dr Dr · Middleburg Heights, OH 44130

$227,000

3 bd · 2.5 ba · 1,646 sqft · SingleFamily public records · 3 Days on market

Built 1989 1,568 sqft lot $138/sqft · 7% above area Est $213k · 7% over $200/mo HOA · 7% of rent

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +7.1/10.0
• ARV discount +4.5/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This low-maintenance townhome is move-in ready offering comfort, convenience, and a spacious open layout perfect for everyday living and entertaining. The inviting great room features a vaulted ceiling and sliding glass door out onto the patio. The first-floor bedroom and full bath provide flexible living options. Upstairs, both bedrooms offer private access to the bathroom, including a spacious primary suite with a large walk-in closet and a sink vanity. Complete with a freshly painted two-car garage, a new water heater in 2025, and an excellent location close to the airport, rec center, shopping, dining, and more, this home combines easy living with unbeatable convenience.

Key facts

• First-floor bedroom
• Vaulted ceiling
• Sliding glass door

Tags

• GREAT ROOM
• VAULTED CEILING
• SLIDING GLASS DOOR
• FIRST-FLOOR BEDROOM
• FULL BATH
• PRIVATE ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $227k).
• Cap rate 8.3% vs local median 3.3% in Middleburg 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 84/100 on livability (#47 in OH, #625 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,748/mo this rent would consume 47% of the median local household income ($70k/yr) (locally 1758% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $227,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.21% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 6.9

CMA / ARV

• ARV (median comp): $213,002
• List price: $227,000
• Delta: 6.57%
• 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
6868 Middlebrook Blvd	0.37mi	3/2.0	1,600 (-3%)	0mo	$321,143	$201	76
6525 Sandfield Dr	0.25mi	3/2.0	1,540 (-6%)	1mo	$277,500	$180	75
15446 Sheldon Rd	0.17mi	3/1.5	1,852 (+12%)	6mo	$260,000	$140	62
16087 Primrose Cir	0.42mi	3/2.0	1,804 (+10%)	6mo	$232,000	$129	58
6757 Smith Rd	0.34mi	2/3.5 (-1)	1,486 (-10%)	1mo	$282,000	$190	58
6771 Wood Creek Dr	0.46mi	4/2.5 (+1)	1,873 (+14%)	2mo	$380,000	$203	49
6920 Dogwood Cir	0.66mi	3/2.0	1,832 (+11%)	2mo	$299,200	$163	47
16311 Richard Dr	0.67mi	4/2.0 (+1)	1,804 (+10%)	2mo	$335,000	$186	45
15510 Sandalhaven Dr	0.59mi	4/2.5 (+1)	1,831 (+11%)	6mo	$315,000	$172	44
16310 Richard Dr	0.69mi	4/2.0 (+1)	1,804 (+10%)	6mo	$339,000	$188	40
14003 Sheldon Rd	0.69mi	3/1.5	1,424 (-14%)	6mo	$257,000	$180	37
15450 Holland Rd	0.68mi	4/1.0 (+1)	1,408 (-14%)	7mo	$260,000	$185	28

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-13,443
• Equity at exit: $33,846

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $16,463
• Equity at exit: $19,627

Cash invested: $63,560 (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 44130

• Rents YoY: 2.7%
• Active inventory: 151
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,748 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$308 /mo · $3,702/yr
• Insurance: −$95
• HOA: −$200
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $377

Break-even live

Break-even rent $2,270

Max offer price $227,000

Occupancy floor 81%

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6558 Lawnwood Ave Cleveland, OH	3.0	2.0	1331	$2,100	$1.58	2d	1	1.24mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	2d	1	1.24mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-11
   status Pending 683-char remark
2. 2026-05-07
   listed $227,000 Active 683-char remark
3. 1999-10-05
   soldstatus $127,500

ⓘ 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: $3,702 · $308/mo
• Projected year-2 tax: $3,702 · $308/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $32,970
• − Mortgage interest: −$12,716
• − Property taxes: −$3,702
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,638
• − Management: −$2,638
• − HOA: −$2,400
• − Depreciation: −$6,604
• Taxable income: $1,139
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $4,251/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Middleburg Heights

• Score: 84/100
• State rank: #47
• US rank: #625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleburg Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 49,778
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• 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

+89.0% since first listed

4 events — show timeline

• 2026-06-11 Sold (MLS) $241,000 MLSNOW
• 2026-05-11 Pending — MLSNOW
• 2026-05-07 Listed $227,000 MLSNOW
• 1999-10-05 Sold (Public Records) $127,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,702 · -0.6% YoY. Source: county tax records.