25 Kimberly Ln Unit KIM25 · Olmsted Falls, OH 44138

$115,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 150 Days on market

Built 2025 Fair condition ↓ 5% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming & Efficient Home with Exceptional Outdoor Space

Key facts

• Built 2025
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $116k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 3 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 $801 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.1

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,029
• Equity at exit: $17,281

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $37,376
• Equity at exit: $10,021

Cash invested: $32,452 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $389

Break-even live

Break-even rent $1,098

Max offer price $115,900

Occupancy floor 71%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5785 Fitch Rd North Olmsted, OH	2.0	1.0	1080	$1,650	$1.53	43d	1	0.95mi
27080 Oakwood Dr Olmsted Falls, OH	1.0–2.0	1.0–2.0	975	$1,780	$1.83	1d	39	1.11mi
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,199	$1.35	2d	1	1.48mi

Listing history 25 events

1. 2026-06-03
   days on market $115,900 Active 150 DOM
2. 2026-06-02
   days on market $115,900 Active 149 DOM
3. 2026-06-01
   days on market $115,900 Active 148 DOM
4. 2026-05-31
   days on market $115,900 Active 147 DOM
5. 2026-05-06
   status Active 62-char remark

   Show marketing remark (62 chars)

   Charming & Efficient Home with Exceptional Outdoor Space

6. 2026-05-05
   historical 62-char remark

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   Charming & Efficient Home with Exceptional Outdoor Space

7. 2026-04-28
   price $115,900 62-char remark

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   Charming & Efficient Home with Exceptional Outdoor Space

8. 2026-04-20
   status Active 62-char remark

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   Charming & Efficient Home with Exceptional Outdoor Space

9. 2026-04-20
   historical 62-char remark

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   Charming & Efficient Home with Exceptional Outdoor Space

10. 2026-04-13
    status Active 62-char remark

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    Charming & Efficient Home with Exceptional Outdoor Space

11. 2026-04-13
    historical 62-char remark

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    Charming & Efficient Home with Exceptional Outdoor Space

12. 2026-04-03
    status Active 62-char remark

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13. 2026-04-03
    historical 62-char remark

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14. 2026-04-02
    price $114,500 62-char remark

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15. 2026-03-17
    price $111,900 62-char remark

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16. 2026-03-02
    status Active 62-char remark

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17. 2026-03-02
    historical 62-char remark

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18. 2026-02-27
    status Active 62-char remark

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19. 2026-02-27
    historical 62-char remark

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20. 2026-02-26
    status Active 62-char remark

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    Charming & Efficient Home with Exceptional Outdoor Space

21. 2026-02-26
    historical 62-char remark

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22. 2026-02-20
    price $112,800 62-char remark

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23. 2026-02-09
    status Active 62-char remark

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24. 2026-02-09
    historical 62-char remark

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25. 2025-12-27
    listed $121,777 Active 62-char remark

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ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 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: $19,077
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$1,377
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$3,372
• Taxable income: $3,046
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,931/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly in landscaping and exterior painting. Improvements in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown grass needs trimming
• Moderate Exterior paint — Light green siding shows some discoloration

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and resale value
• Rental HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass needs trimming	Minor	$500–3,000
Exterior paint · Light green siding shows some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improves curb appeal and resale value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.8% since first listed

21 events — show timeline

• 2026-05-06 Relisted — Zillow
• 2026-05-05 Delisted — Zillow
• 2026-04-28 Price Changed $115,900 Zillow
• 2026-04-20 Relisted — Zillow
• 2026-04-20 Delisted — Zillow
• 2026-04-13 Relisted — Zillow
• 2026-04-13 Delisted — Zillow
• 2026-04-03 Relisted — Zillow
• 2026-04-03 Delisted — Zillow
• 2026-04-02 Price Changed $114,500 Zillow
• 2026-03-17 Price Changed $111,900 Zillow
• 2026-03-02 Relisted — Zillow
• 2026-03-02 Delisted — Zillow
• 2026-02-27 Relisted — Zillow
• 2026-02-27 Delisted — Zillow
• 2026-02-26 Relisted — Zillow
• 2026-02-26 Delisted — Zillow
• 2026-02-20 Price Changed $112,800 Zillow
• 2026-02-09 Relisted — Zillow
• 2026-02-09 Delisted — Zillow
• 2025-12-27 Listed $121,777 Zillow