6115 Brownfield Dr · Parma, OH 44129

$265,000

4 bd · 2.0 ba · 2,024 sqft · MultiFamily public records · 2 Days on market

Built 1940 5,445 sqft lot $131/sqft · at area comps Est $266k · 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.6/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Brick Two Family With 2 Bedrooms Each Suite * Basement * 2 Car Garage * Show Upstairs, Subject To Approval Of Downstairs *

Key facts

• 5,445 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Paved parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Above-grade finished living area reported as 2,024 (source: assessor)
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: City lot

Interior

• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Partially finished common basement; Updated/remodeled condition; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive. Per door: $267/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 8.7% vs local median 5.0% in Parma — 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 82/100 on livability (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 85 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,987/mo this rent would consume 51% of the median local household income ($71k/yr) (locally 541% 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 $8k 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 + 4.3% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $105k; list at $265k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $265,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $265,700
• List price: $265,000
• Delta: -0.26%
• 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
6125 W 54th St	0.28mi	4/2.0	2,160 (+7%)	1mo	$261,900	$121	75
4906 Albertly Ave	0.52mi	4/2.0	1,976 (-2%)	0mo	$277,600	$140	71
5610-5612 Warwick Dr	0.32mi	4/2.0	2,160 (+7%)	8mo	$265,000	$123	68
6708 Thornton Dr	0.23mi	4/2.0	1,792 (-12%)	7mo	$277,500	$155	64
5991 Ridge Rd	0.39mi	4/2.0	2,240 (+11%)	1mo	$286,000	$128	63
5711 Warwick Dr	0.32mi	4/2.0	2,160 (+7%)	18mo	$250,000	$116	59
6003 Snow Rd	0.53mi	4/2.0	1,872 (-8%)	5mo	$225,000	$120	59
6800 Wilber Ave	0.47mi	4/2.0	1,766 (-13%)	2mo	$245,000	$139	55
6474 Ridge Rd	0.74mi	4/2.0	2,214 (+9%)	5mo	$280,000	$126	46
6907 Gerald Ave	0.63mi	4/2.0	1,856 (-8%)	17mo	$221,875	$120	43
7805 Ackley Rd	0.66mi	4/2.0	2,240 (+11%)	15mo	$240,000	$107	39
7619 Essen Ave	0.68mi	4/3.0	1,835 (-9%)	15mo	$225,000	$123	36

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,917
• Equity at exit: $39,512

10-year hold

• IRR: 9.3%
• Equity multiple: 1.76×
• Total profit: $56,282
• Equity at exit: $22,912

Cash invested: $74,200 (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 44129

• Rents YoY: 4.3%
• Active inventory: 85
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,987 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$325 /mo · $3,899/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $535

Break-even live

Break-even rent $2,310

Max offer price $265,000

Occupancy floor 77%

Sensitivity live

Price	-10% $685	-5% $610	+0% $535	+5% $460	+10% $385
Rent	-10% $299	-5% $417	+0% $535	+5% $653	+10% $771
Rate	-1.0pp $668	-0.5pp $602	base $535	+0.5pp $466	+1.0pp $396

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,986
Total (2 units)			$2,987

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	2d	1	0.62mi
4191 W Ridgewood Dr Unit 4193 Parma, OH	4.0	3.0	1800	$1,950	$1.08	44d	1	1.09mi
5939 Pearl Rd Cleveland, OH	4.0	2.0	2000	$2,499	$1.25	2d	1	1.11mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	5d	1	1.15mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	8d	1	1.15mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	2d	1	1.29mi
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	44d	1	1.30mi
2915 Snow Rd Unit 2/UP Parma, OH	3.0	1.5	2378	$1,550	$0.65	24d	1	1.34mi
6924 Day Dr Cleveland, OH	3.0	2.0	2104	$2,200	$1.05	44d	1	1.39mi

Listing history 10 events

1. 2026-05-10
   status Pending 709-char remark
2. 2026-05-07
   listed $265,000 Active 709-char remark
3. 2013-08-30
   soldstatus $105,000
4. 2013-08-29
   soldstatus $105,000
5. 2013-07-17
   listed $119,900
6. 1999-06-29
   soldstatus $122,000

   Show marketing remark (123 chars)

   Brick Two Family With 2 Bedrooms Each Suite * Basement * 2 Car Garage * Show Upstairs, Subject To Approval Of Downstairs *

7. 1999-06-29
   soldstatus $122,000

   Show marketing remark (123 chars)

   Brick Two Family With 2 Bedrooms Each Suite * Basement * 2 Car Garage * Show Upstairs, Subject To Approval Of Downstairs *

8. 1999-05-17
   listed $124,900

   Show marketing remark (123 chars)

   Brick Two Family With 2 Bedrooms Each Suite * Basement * 2 Car Garage * Show Upstairs, Subject To Approval Of Downstairs *

9. 1977-11-01
   soldstatus $61,000
10. 1977-11-01
    soldstatus $61,000

ⓘ 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: $3,899 · $325/mo
• Projected year-2 tax: $4,016 · $335/mo
• Expected delta: +$118/yr (+$10/mo · 3.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,844
• − Mortgage interest: −$14,844
• − Property taxes: −$3,899
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,868
• − Management: −$2,868
• − Depreciation: −$7,709
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $5,857/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 28,800
• Household income: $70,651
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 12% Subsaharan African 3% Scandinavian 1%
• Foreign-born: 11% · Canada, India, Vietnam
• Languages at home: 82% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -143.31%
• Current HPI: 184.2628
• Rent YoY: ▲ 4.29%
• 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

+334.4% since first listed

10 events — show timeline

• 2026-05-10 Pending — MLSNOW
• 2026-05-07 Listed $265,000 MLSNOW
• 2013-08-30 Sold (MLS) $105,000 MLSNOW
• 2013-08-29 Sold (Public Records) $105,000 Public Records
• 2013-07-17 Listed $119,900 MLSNOW
• 1999-06-29 Sold (Public Records) $122,000 Public Records
• 1999-06-29 Sold (MLS) $122,000 MLSNOW
• 1999-05-17 Listed $124,900 MLSNOW
• 1977-11-01 Sold (Public Records) $61,000 Public Records
• 1977-11-01 Sold (Public Records) $61,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,899 · -4.4% YoY. Source: county tax records.