27202 Cook Rd #95 · Olmsted Falls, OH 44138

$89,900

3 bd · 2.0 ba · 1,787 sqft · SingleFamily · 96 Days on market

Built 1994 14 ac lot

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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 +7.5/15.0
• 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

Welcome to this spacious and beautifully maintained triple-wide Palm Harbor home located in the desirable Twin Oaks II community of Olmsted Township. Offering an impressive 1,787 sq ft of one-floor living, this 3-bed, 2-bath residence delivers comfort, convenience, and thoughtful upgrades throughout. The open floorplan creates an inviting flow, beginning with a generous living room featuring natural woodwork, built-in shelving, and an electric fireplace that adds warmth and charm. Adjacent is a dedicated dining area and a large kitchen equipped with brand-new stainless steel appliances, ample cabinet storage, and generous counter space. A convenient laundry room with washer and dryer includ

Key facts

• Natural woodwork
• Open floorplan
• Electric fireplace

Tags

• TRIPLE-WIDE LAYOUT
• OPEN FLOORPLAN
• NATURAL WOODWORK
• BUILT-IN SHELVING
• ELECTRIC FIREPLACE
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

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

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 ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 31% 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 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

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

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.73% ✓
• Cap rate: 23.84%
• Cash-on-cash: 62.66%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $305,577
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27202 Cook Rd #95	0.00mi	3/2.0	1,787 (0%)	1mo	$77,500	$43	99
27202 Cook Rd #90	0.14mi	3/2.0	1,792 (+0%)	8mo	$84,000	$47	86
27202 Cook Rd #112	0.12mi	3/2.0	1,787 (0%)	11mo	$87,000	$49	85
7100 Barton Rd	0.28mi	3/1.0	1,732 (-3%)	6mo	$140,000	$81	73
6868 Stearns Rd	0.53mi	4/1.5 (+1)	1,812 (+1%)	12mo	$295,000	$163	56
7008 Stearns Rd	0.45mi	3/2.5	1,954 (+9%)	8mo	$310,000	$159	54
6901 Chadbourne Dr	0.50mi	3/1.5	1,710 (-4%)	17mo	$306,000	$179	54
29600 Westminster Dr	0.29mi	4/2.5 (+1)	2,004 (+12%)	8mo	$368,000	$184	53
29631 Sutton Dr	0.71mi	3/2.5	1,834 (+3%)	10mo	$313,000	$171	52
29819 Sutton Dr	0.66mi	4/3.0 (+1)	1,934 (+8%)	2mo	$375,000	$194	45
6716 Charles Rd	0.62mi	3/3.0	1,535 (-14%)	2mo	$320,000	$208	42
29639 Bretton Rdg	0.56mi	4/2.5 (+1)	2,016 (+13%)	13mo	$344,000	$171	35

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: 61.6%
• Equity multiple: 3.75×
• Total profit: $69,181
• Equity at exit: $13,404

10-year hold

• IRR: 66.2%
• Equity multiple: 7.68×
• Total profit: $168,184
• 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: 3.1×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1,314

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 41%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7447 Stearns Rd Olmsted Twp, OH	3.0	2.5	2000	$2,429	$1.21	1d	1	0.57mi
30871 Lorain Rd North Olmsted, OH	4.0	2.0	1999	$2,750	$1.38	16d	1	0.78mi
8300 Ira Dr North Ridgeville, OH	2.0	2.0	1210	$2,134	$1.76	1d	7	1.35mi
8601 Dunham Dr Olmsted Twp, OH	3.0	2.5	1612	$2,200	$1.36	1d	1	1.50mi

Listing history 2 events

1. 2026-03-14
   status Pending
2. 2025-12-08
   listed $89,900 Active

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $29,402
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$2,615
• Taxable income: $15,249
• Est. tax owed @ 24.0%: −$3,660
• After-tax cash flow: $12,113/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

2 events — show timeline

• 2026-03-14 Pending — MLSNOW
• 2025-12-08 Listed $89,900 MLSNOW