38155 Aurora Rd · Solon, OH 44139

$315,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 7 Days on market

Built 1946 0.46 ac lot Est $288k · 9% over ↓ 12% since listing

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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).

• Cash flow +11.4/30.0
• Schools +8.1/10.0
• Livability +4.5/5.0
• ARV discount +3.4/15.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom 3 Full Baths completely renovated home in Solon. PLEASE NOTE - Total square footage is 2376 which includes The Walk-Out Basement, First Floor and Second Floor. The completely updated Kitchen comes with beautiful cabinets, granite countertops and stainless-steel appliances and leads you to the dining area to enjoy daily meals or larger family gatherings. As you enter, you notice the ambient lighting, which is softer and less harsh, throughout the main level areas. The home boasts an array of modern features and elegant finishes, offering the perfect blend of comfort and sophistication. Large master suite on the second level with three closets and tons of storage & power room. All 3 full bathrooms have modern tiled showers and fixtures. The Family Room Located in the lower level has a beautiful kitchenette which includes a wine refrigerator and wet bar and has plenty of space for entertainment and small meals. If desired the Lower level/Family room can be converted to a private area for teenage kids or can be used for a rental. Tiled Laundry room with washer & dryer to handle your cleaning/storage needs. Enjoy the nice size backyard for cookouts and hanging out and building memories. Award winning Solon Schools, walking distance to Grant wood Golf Course, local shopping and restaurants. Come see the best Solon has to offer!

Key facts

• Modern tiled showers
• Large master suite
• Built in kitchenette

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE MASTER SUITE
• MODERN TILED SHOWERS
• BUILT IN KITCHENETTE

Property features AI

Exterior

• Parking: Attached 2-car garage; Drive-through garage access; Attached driveway
• Utilities: Public water; Public sewer and septic tank
• Home design: 2-story home; Above-grade finished area 1,684 (source: appraiser); Below-grade finished area 792 (source: appraiser)
• Construction: Aluminum siding; Asphalt/fiberglass roof; Year built (source: appraiser)
• Exterior features: Lot approximately 0.4623 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air gas heating; Central air; Ceiling fans
• Interior features: Finished basement; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (17.8% below list).
• Recommended offer: $259k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.4% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Joseph V. Regano Early Learning Center (93 students, 9% FRL); Solon Middle School (math 85% / reading 93%, grade A+, #5 of 654 statewide, top 1%, 758 students, 12% FRL); Solon High School (math 74% / reading 91%, grade A, #22 of 781 statewide, top 3%, 1,483 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 104 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $258,963 (17.8% 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 1946 — 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: 0.82% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $288,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37760 Aurora Rd	0.19mi	3/1.5	1,412 (-1%)	20mo	$285,000	$202	70
6958 Elmwood Dr	0.19mi	4/2.0 (+1)	1,448 (+1%)	17mo	$275,300	$190	70

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-57,928
• Equity at exit: $46,968

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-59,237
• Equity at exit: $27,235

Cash invested: $88,200 (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 44139

• Active inventory: 104
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$371 /mo · $4,454/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-108

Break-even live

Break-even rent $2,727

Max offer price $295,835

Occupancy floor 99%

Sensitivity live

Price	-10% $70	-5% $-19	+0% $-108	+5% $-198	+10% $-287
Rent	-10% $-313	-5% $-211	+0% $-108	+5% $-6	+10% $96
Rate	-1.0pp $50	-0.5pp $-28	base $-108	+0.5pp $-190	+1.0pp $-273

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7101 Liberty Rd Solon, OH	4.0	2.0	1344	$2,200	$1.64	14d	1	0.75mi

Listing history 5 events

1. 2026-06-16
   status $315,000 Pending 7 DOM
2. 2026-06-15
   days on market $315,000 Active 7 DOM
3. 2026-06-13
   days on market $315,000 Active 5 DOM
4. 2026-06-08
   remarks 693-char remark
5. 2026-06-08
   listed $315,000 Active 1 DOM

ⓘ 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: $4,454 · $371/mo
• Projected year-2 tax: $4,684 · $390/mo
• Expected delta: +$230/yr (+$19/mo · 5.2%)

ⓘ 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 2/10 Low 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: $31,076
• − Mortgage interest: −$17,645
• − Property taxes: −$4,454
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$9,164
• Taxable loss: −$6,734
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $314/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

-12.5% since first listed

11 events — show timeline

• 2026-06-08 Listed $315,000 MLSNOW
• 2025-05-01 Sold (Public Records) $320,000 Public Records
• 2025-04-23 Sold (MLS) $320,000 MLSNOW
• 2025-03-28 Pending — MLSNOW
• 2025-03-18 Price Changed $334,900 MLSNOW
• 2024-12-07 Listed $344,900 MLSNOW
• 2024-10-15 Listing Removed — MLSNOW
• 2024-09-25 Price Changed $349,900 MLSNOW
• 2024-08-06 Relisted — MLSNOW
• 2024-07-23 Contingent — MLSNOW
• 2024-07-20 Listed $359,900 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $4,454 · +13.7% YoY. Source: county tax records.