6330 Sandfield Dr · Brook Park, OH 44142

$234,900

3 bd · 1.0 ba · 891 sqft · SingleFamily public records · 32 Days on market

Built 1961 6,599 sqft lot Est $225k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• ARV discount +5.4/15.0
• Schools +4.4/10.0
• 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 Home!! Beautifully Remodeled Brick Ranch in the Heart of Brook Park! Three Bedrooms on Main Floor and a Potential Fourth Bedroom in Basement. Second Bath added in Basement. Entire Main Floor has new LVP Flooring and Freshly Painted in today’s Hottest Color Scheme. Updated Vinyl Windows. Full Kitchen Remodel including Breakfast Bar, Cabinets, Counters, Lighting and New Stainless Steel Appliances. Both Baths Remodeled with New Toilets and Vanities. Full Basement featuring Large Recreation Room with Electric Fireplace. Spacious Utility Room with Washer/Dryer and Plenty of Storage Space. Fully Fenced Gated Backyard has Large Garage with Private Workshop. Complete Tear Off Roof is

Key facts

• Large garage
• Private workshop
• Full kitchen remodel

Tags

• REMODELED BRICK RANCH
• FULL KITCHEN REMODEL
• LARGE RECREATION ROOM
• FULLY FENCED GATED BACKYARD
• LARGE GARAGE
• PRIVATE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.2% in Brook Park — 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 74/100 on livability (#273 in OH, #4,475 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities 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: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 43% of the median local income ($71k/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 $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

• It's been on market 32 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $235k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.08% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $224,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6330 Sandfield Dr	0.00mi	3/1.5	891 (0%)	1mo	$235,000	$264	97
6330 Ledgebrook Dr	0.06mi	3/1.0	884 (-1%)	2mo	$225,000	$255	94
6330 Stonecrest Dr	0.12mi	3/2.0	884 (-1%)	1mo	$149,900	$170	88
6448 Delores Blvd	0.24mi	3/1.0	884 (-1%)	2mo	$175,000	$198	86
15425 Richard Dr	0.14mi	3/2.0	972 (+9%)	0mo	$245,000	$252	74
15995 Paulding Blvd	0.47mi	3/2.0	912 (+2%)	2mo	$237,500	$260	69
6361 Smith Rd	0.23mi	3/2.0	1,000 (+12%)	5mo	$206,000	$206	61
6719 Smith Rd	0.63mi	2/1.0 (-1)	910 (+2%)	5mo	$167,700	$184	58
6131 Hardin Dr	0.46mi	3/2.0	972 (+9%)	4mo	$230,000	$237	56
15532 Rademaker Dr	0.66mi	3/2.0	936 (+5%)	3mo	$255,000	$272	54
6065 Mercer Dr	0.59mi	2/2.0 (-1)	936 (+5%)	2mo	$232,900	$249	54
6095 Stark Dr	0.64mi	4/2.0 (+1)	936 (+5%)	2mo	$241,500	$258	51

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-6,331
• Equity at exit: $35,024

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $35,265
• Equity at exit: $20,310

Cash invested: $65,772 (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 44142

• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,545 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $499

Break-even live

Break-even rent $1,914

Max offer price $234,900

Occupancy floor 75%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16261 Remora Blvd Brook Park, OH	3.0	1.0	936	$1,750	$1.87	44d	1	0.80mi
6333 W 130th St Cleveland, OH	3.0	2.0	1020	$2,000	$1.96	43d	1	1.31mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	1d	1	1.45mi

Listing history 10 events

1. 2026-04-07
   status Pending
2. 2026-04-02
   price $234,900
3. 2026-03-27
   price $237,900
4. 2026-03-12
   price $239,900
5. 2026-03-06
   listed $249,900 Active
6. 2025-12-29
   soldstatus $150,000
7. 2025-12-22
   soldstatus $150,000 Closed
8. 2025-11-03
   historical
9. 2025-11-02
   listed $150,000
10. 1972-03-01
    soldstatus $27,500

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$739/yr (+$62/mo · 33.8%)

ⓘ 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 ≥96°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: $30,542
• − Mortgage interest: −$13,158
• − Property taxes: −$2,187
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$6,833
• Taxable income: $2,302
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $5,432/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 — Brook Park

• Score: 74/100
• State rank: #273
• US rank: #4475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brook Park, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,359
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,284
• Household income: $71,332
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 275.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 11% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, India, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -177.54%
• Current HPI: 193.7004
• 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

+754.2% since first listed

10 events — show timeline

• 2026-04-07 Pending — MLSNOW
• 2026-04-02 Price Changed $234,900 MLSNOW
• 2026-03-27 Price Changed $237,900 MLSNOW
• 2026-03-12 Price Changed $239,900 MLSNOW
• 2026-03-06 Listed $249,900 MLSNOW
• 2025-12-29 Sold (Public Records) $150,000 Public Records
• 2025-12-22 Sold (MLS) $150,000 MLSNOW
• 2025-11-03 Listing Removed — MLSNOW
• 2025-11-02 Listed $150,000 MLSNOW
• 1972-03-01 Sold (Public Records) $27,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,187 · -1.4% YoY. Source: county tax records.