8760 Priem Rd · Strongsville, OH 44149

$293,500

3 bd · 1.5 ba · 1,939 sqft · SingleFamily public records · 10 Days on market

Built 1957 0.34 ac lot Est $332k · 11% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.7/15.0
• Cash flow +12.1/30.0
• Schools +6.7/10.0
• Livability +4.4/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's Your Chance! Set a record for yourself in a big way on this one! Checking the records, not within the last 12+ months has Strongsville offered an opportunity at this low of a price for a Ranch style home of this SIZE, and with a basement! Huge Potential Awaits Above and Beyond the Current Value and Features! The Roof, HVAC and Fencing were done ~2012 * The Basement has been Waterproofed and has a Warranty in Place * The Addition Brings Valuable Space with a HUGE Dining Room FULL OF WINDOWS as well as Skylight and Vaulted Ceiling, a Family Room, 2nd Full Bath and the 4th Bedroom which could be a GREAT In-Law Suite Option * Hardwood Flooring Graces the Original Portion of this Property which is said to have been a Model Home in it's Early Days * The Windows have been Replaced with Double Pane Vinyl * Loads of Natural Light Fills this Home Whether that is Through the Picture Window in the Living Room, All Windows in the Dining Room, the Skylight, or Through the Sliding Door Leading from Family Room to the Large Deck * The Width of this Lot Provides a Comfortable Feeling which is Amplified by the Privacy Fencing * No Worries about Moisture Infiltrating the Waterproofed Basement which is Ready to Be Fully Finished, if Desired * The Two Car Attached Garage Adds Year-Round Convenience * Both Bathrooms are a Comfortable Size and have Updates * The Bedrooms are Appropriately Sized for the Space as well * Don't Bet on "Getting the Next One" * This is it! * Showings Begin Saturday, May 4th!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-62 ($-741/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (15.9% below list).
• Recommended offer: $247k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.2% in Strongsville — 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 88/100 on livability (#27 in OH, #243 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Strongsville City (suburban): math 73% / reading 79% proficiency, ranked #62 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Surrarrer Elementary School (math 87% / reading 82%, grade A+, #68 of 1,584 statewide, top 6%, 380 students, 14% FRL); Strongsville Middle School (math 70% / reading 76%, grade A, #105 of 654 statewide, top 17%, 1,270 students, 20% FRL); Strongsville High School (math 63% / reading 82%, grade B+, #87 of 781 statewide, top 11%, 1,844 students, 17% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 123 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $242k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,867 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $331,569
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8760 Priem Rd	0.00mi	4/2.0 (+1)	1,939 (0%)	1mo	$289,000	$149	92
22003 Jonathan Dr	0.21mi	3/2.0	1,896 (-2%)	6mo	$293,500	$155	79
9384 N Marks Rd	0.51mi	3/2.0	1,915 (-1%)	3mo	$150,000	$78	70
8746 Barton Dr	0.35mi	3/2.0	2,080 (+7%)	6mo	$300,000	$144	64
9829 Plum Brook Ln	0.47mi	3/2.0	2,049 (+6%)	5mo	$350,000	$171	62
9989 Plum Brook Ln	0.55mi	3/2.0	2,062 (+6%)	6mo	$381,500	$185	57
22419 Jonathan Dr	0.40mi	4/2.5 (+1)	1,764 (-9%)	1mo	$335,000	$190	57
8627 Courtland Dr	0.29mi	4/2.5 (+1)	1,750 (-10%)	7mo	$303,500	$173	56
62 Milton St	0.70mi	3/2.5	2,007 (+4%)	4mo	$263,000	$131	54
22137 Meadownorth Ct	0.70mi	3/2.5	2,062 (+6%)	1mo	$358,000	$174	52
22144 Meadowsouth Ct	0.73mi	2/2.0 (-1)	1,804 (-7%)	1mo	$335,000	$186	46
147 Best Dr	0.72mi	4/1.5 (+1)	1,737 (-10%)	4mo	$272,000	$157	40

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-51,466
• Equity at exit: $43,762

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-49,770
• Equity at exit: $25,377

Cash invested: $82,180 (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 44149

• Active inventory: 123
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,539
• Tax from tax record: −$351 /mo · $4,207/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-62

Break-even live

Break-even rent $2,547

Max offer price $282,590

Occupancy floor 98%

Sensitivity live

Price	-10% $104	-5% $21	+0% $-62	+5% $-145	+10% $-228
Rent	-10% $-257	-5% $-159	+0% $-62	+5% $36	+10% $133
Rate	-1.0pp $86	-0.5pp $13	base $-62	+0.5pp $-138	+1.0pp $-215

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: $73,375
• Closing costs: $8,805
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22410 Rock Creek Cir Strongsville, OH	3.0	2.0	2103	$2,400	$1.14	0d	1	0.52mi
670 Prospect Rd Berea, OH	1.0–3.0	1.0	852	$1,686	$1.98	0d	18	0.58mi
9745 Douglas Ln Olmsted Falls, OH	1.0–3.0	1.0	1000	$1,686	$1.69	0d	2	0.67mi
367 S Rocky River Dr Unit 1496132P Berea, OH	4.0	2.0	1765	$5,357	$3.04	10d	1	1.30mi
480 Haverhill Cir Berea, OH	3.0	2.0	1864	$1,945	$1.04	0d	1	1.32mi
287 Edgewood Dr Berea, OH	3.0	1.0	1284	$1,800	$1.40	4d	1	1.38mi

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   price $293,500
3. 2026-04-15
   listed $299,900 Active
4. 2025-03-06
   historical
5. 2025-02-11
   price $323,000
6. 2025-01-29
   price $330,000
7. 2025-01-24
   listed $345,000 Active
8. 2024-06-04
   soldstatus $242,500 Closed 1548-char remark

   Show marketing remark (1548 chars)

   Here's Your Chance! Set a record for yourself in a big way on this one! Checking the records, not within the last 12+ months has Strongsville offered an opportunity at this low of a price for a Ranch style home of this SIZE, and with a basement! Huge Potential Awaits Above and Beyond the Current Value and Features! The Roof, HVAC and Fencing were done ~2012 * The Basement has been Waterproofed and has a Warranty in Place * The Addition Brings Valuable Space with a HUGE Dining Room FULL OF WINDOWS as well as Skylight and Vaulted Ceiling, a Family Room, 2nd Full Bath and the 4th Bedroom which could be a GREAT In-Law Suite Option * Hardwood Flooring Graces the Original Portion of this Property which is said to have been a Model Home in it's Early Days * The Windows have been Replaced with Double Pane Vinyl * Loads of Natural Light Fills this Home Whether that is Through the Picture Window in the Living Room, All Windows in the Dining Room, the Skylight, or Through the Sliding Door Leading from Family Room to the Large Deck * The Width of this Lot Provides a Comfortable Feeling which is Amplified by the Privacy Fencing * No Worries about Moisture Infiltrating the Waterproofed Basement which is Ready to Be Fully Finished, if Desired * The Two Car Attached Garage Adds Year-Round Convenience * Both Bathrooms are a Comfortable Size and have Updates * The Bedrooms are Appropriately Sized for the Space as well * Don't Bet on "Getting the Next One" * This is it! * Showings Begin Saturday, May 4th!

9. 2024-06-04
   soldstatus $240,500

   Show marketing remark (1548 chars)

   Here's Your Chance! Set a record for yourself in a big way on this one! Checking the records, not within the last 12+ months has Strongsville offered an opportunity at this low of a price for a Ranch style home of this SIZE, and with a basement! Huge Potential Awaits Above and Beyond the Current Value and Features! The Roof, HVAC and Fencing were done ~2012 * The Basement has been Waterproofed and has a Warranty in Place * The Addition Brings Valuable Space with a HUGE Dining Room FULL OF WINDOWS as well as Skylight and Vaulted Ceiling, a Family Room, 2nd Full Bath and the 4th Bedroom which could be a GREAT In-Law Suite Option * Hardwood Flooring Graces the Original Portion of this Property which is said to have been a Model Home in it's Early Days * The Windows have been Replaced with Double Pane Vinyl * Loads of Natural Light Fills this Home Whether that is Through the Picture Window in the Living Room, All Windows in the Dining Room, the Skylight, or Through the Sliding Door Leading from Family Room to the Large Deck * The Width of this Lot Provides a Comfortable Feeling which is Amplified by the Privacy Fencing * No Worries about Moisture Infiltrating the Waterproofed Basement which is Ready to Be Fully Finished, if Desired * The Two Car Attached Garage Adds Year-Round Convenience * Both Bathrooms are a Comfortable Size and have Updates * The Bedrooms are Appropriately Sized for the Space as well * Don't Bet on "Getting the Next One" * This is it! * Showings Begin Saturday, May 4th!

10. 2024-05-06
    status Pending 1548-char remark

    Show marketing remark (1548 chars)

    Here's Your Chance! Set a record for yourself in a big way on this one! Checking the records, not within the last 12+ months has Strongsville offered an opportunity at this low of a price for a Ranch style home of this SIZE, and with a basement! Huge Potential Awaits Above and Beyond the Current Value and Features! The Roof, HVAC and Fencing were done ~2012 * The Basement has been Waterproofed and has a Warranty in Place * The Addition Brings Valuable Space with a HUGE Dining Room FULL OF WINDOWS as well as Skylight and Vaulted Ceiling, a Family Room, 2nd Full Bath and the 4th Bedroom which could be a GREAT In-Law Suite Option * Hardwood Flooring Graces the Original Portion of this Property which is said to have been a Model Home in it's Early Days * The Windows have been Replaced with Double Pane Vinyl * Loads of Natural Light Fills this Home Whether that is Through the Picture Window in the Living Room, All Windows in the Dining Room, the Skylight, or Through the Sliding Door Leading from Family Room to the Large Deck * The Width of this Lot Provides a Comfortable Feeling which is Amplified by the Privacy Fencing * No Worries about Moisture Infiltrating the Waterproofed Basement which is Ready to Be Fully Finished, if Desired * The Two Car Attached Garage Adds Year-Round Convenience * Both Bathrooms are a Comfortable Size and have Updates * The Bedrooms are Appropriately Sized for the Space as well * Don't Bet on "Getting the Next One" * This is it! * Showings Begin Saturday, May 4th!

11. 2024-05-03
    listed $229,900 Active 1548-char remark

    Show marketing remark (1548 chars)

    Here's Your Chance! Set a record for yourself in a big way on this one! Checking the records, not within the last 12+ months has Strongsville offered an opportunity at this low of a price for a Ranch style home of this SIZE, and with a basement! Huge Potential Awaits Above and Beyond the Current Value and Features! The Roof, HVAC and Fencing were done ~2012 * The Basement has been Waterproofed and has a Warranty in Place * The Addition Brings Valuable Space with a HUGE Dining Room FULL OF WINDOWS as well as Skylight and Vaulted Ceiling, a Family Room, 2nd Full Bath and the 4th Bedroom which could be a GREAT In-Law Suite Option * Hardwood Flooring Graces the Original Portion of this Property which is said to have been a Model Home in it's Early Days * The Windows have been Replaced with Double Pane Vinyl * Loads of Natural Light Fills this Home Whether that is Through the Picture Window in the Living Room, All Windows in the Dining Room, the Skylight, or Through the Sliding Door Leading from Family Room to the Large Deck * The Width of this Lot Provides a Comfortable Feeling which is Amplified by the Privacy Fencing * No Worries about Moisture Infiltrating the Waterproofed Basement which is Ready to Be Fully Finished, if Desired * The Two Car Attached Garage Adds Year-Round Convenience * Both Bathrooms are a Comfortable Size and have Updates * The Bedrooms are Appropriately Sized for the Space as well * Don't Bet on "Getting the Next One" * This is it! * Showings Begin Saturday, May 4th!

ⓘ 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: $4,207 · $351/mo
• Projected year-2 tax: $4,393 · $366/mo
• Expected delta: +$186/yr (+$15/mo · 4.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,624
• − Mortgage interest: −$16,441
• − Property taxes: −$4,207
• − Insurance: −$1,468
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$8,538
• Taxable loss: −$5,769
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $643/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: Strongsville City
• NCES district ID: 3904484
• Math proficiency: 73% ▼ -10.00%
• Reading proficiency: 79% ▼ -2.00%
• Median HH income: $78,206
• Composite: 67.02/100
• National rank: #395
• State rank: #62 of 656 in OH

Livability — Strongsville

• Score: 88/100
• State rank: #27
• US rank: #243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strongsville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 46,110
• Metro: Cleveland, OH
• Population (ZIP): 21,042
• Household income: $114,107
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 2.7

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 (91%)
• Race & ethnicity: White 91% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 11% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 1% 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: ▼ -238.17%
• Current HPI: 196.9311
• 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

+27.7% since first listed

11 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-25 Price Changed $293,500 MLSNOW
• 2026-04-15 Listed $299,900 MLSNOW
• 2025-03-06 Listing Removed — MLSNOW
• 2025-02-11 Price Changed $323,000 MLSNOW
• 2025-01-29 Price Changed $330,000 MLSNOW
• 2025-01-24 Listed $345,000 MLSNOW
• 2024-06-04 Sold (Public Records) $240,500 Public Records
• 2024-06-04 Sold (MLS) $242,500 MLSNOW
• 2024-05-06 Pending — MLSNOW
• 2024-05-03 Listed $229,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $4,207 · -0.0% YoY. Source: county tax records.