14939 Caves Rd · Chagrin Falls, OH 44072

$294,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 43 Days on market

Built 1940 0.50 ac lot $219/sqft · 6% below area Est $355k · 17% 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 +15.0/15.0
• Cash flow +7.6/30.0
• Schools +7.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated! Welcome to a must-see opportunity in Novelty. We present a completely remodeled residence that combines timeless charm and modern finishes with comfort and functionality in every detail. The home features a spacious and versatile layout, including a large, incredibly cozy living room with a fireplace, kitchen, dining room, den, hallway nook, 2 bedrooms down, 1.5 bathrooms, and a laundry area—all seamlessly integrated on a single level. Upstairs is the 3rd bedroom. Everything has been renewed with meticulous attention to detail. The modern kitchen boasts new cabinets and appliances, along with elegant butcher block countertops, ideal for those who value both practicality and style. The den is a very spacious room that serves perfectly as a family living area or a TV room. Or it could be used as a bedroom, office, or even a playroom for the children within a private section of the home. The hallway nook offers a lovely view toward the front of the house and includes a dedicated space ideal for a home office setup offering exceptional versatility to suit your needs. The house features spacious, well-lit rooms equipped with ceiling fans and arranged in an excellent, functional layout. The property sits on a half-acre spacious lot in a highly desirable neighborhood, perfect for leisure and privacy. Surrounded by trees, the property offers a serene, park-like setting, combining a peaceful lifestyle with the convenience of urban amenities. The West Geauga school district frequently ranks among the top school systems in the region with an impressive rating. If you are looking for a move-in-ready home with updated style and a strategic location, this is the perfect choice, whether for your own residence or as an investment. Schedule your viewing today; opportunities like this are rare at this entry point.

Key facts

• Spacious lot
• Modern kitchen
• Remodeled residence

Tags

• REMODELED RESIDENCE
• MODERN KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• SPACIOUS LOT
• SERENE SETTING
• WEST GEAUGA SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (32.8% below list).
• Recommended offer: $198k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 1.3% in Chagrin 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 82/100 on livability (#67 in OH, #1,054 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A; Watch: commute F.
• West Geauga Local (rural): math 83% / reading 86% proficiency, ranked #28 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Robert C Lindsey Elementary School (math 92% / reading 88%, grade A+, #19 of 1,584 statewide, top 1%, 461 students, 10% FRL); West Geauga Middle School (math 80% / reading 82%, grade A+, #38 of 654 statewide, top 6%, 491 students, 10% FRL); West Geauga High School (math 67% / reading 92%, grade A-, #35 of 781 statewide, top 6%, 693 students, 8% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; solid renter incomes; 220 units permitted in Geauga County in 2024 (0 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.
• Geauga County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 33y 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 $142k; list at $295k implies a 108% 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 $198,265 (32.8% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.67% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 12.4

CMA / ARV

• ARV (median comp): $355,000
• List price: $294,900
• Delta: -16.93%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14939 Caves Rd	0.00mi	3/1.5	1,520 (+13%)	0mo	$294,900	$194	78
15060 Stillwater Dr	0.23mi	3/3.0	1,384 (+3%)	9mo	$330,000	$238	71

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: -25.0%
• Equity multiple: 0.15×
• Total profit: $-70,129
• Equity at exit: $43,971

10-year hold

• IRR: -20.9%
• Equity multiple: -0.09×
• Total profit: $-89,961
• Equity at exit: $25,498

Cash invested: $82,572 (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 44072

• Home prices YoY: -31.2%
• Active inventory: 18
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-350

Break-even live

Break-even rent $2,426

Max offer price $233,054

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-267	+0% $-350	+5% $-434	+10% $-517
Rent	-10% $-507	-5% $-428	+0% $-350	+5% $-272	+10% $-193
Rate	-1.0pp $-202	-0.5pp $-275	base $-350	+0.5pp $-427	+1.0pp $-504

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-05-05
   historical Contingent 1856-char remark

   Show marketing remark (1856 chars)

   Beautifully renovated! Welcome to a must-see opportunity in Novelty. We present a completely remodeled residence that combines timeless charm and modern finishes with comfort and functionality in every detail. The home features a spacious and versatile layout, including a large, incredibly cozy living room with a fireplace, kitchen, dining room, den, hallway nook, 2 bedrooms down, 1.5 bathrooms, and a laundry area—all seamlessly integrated on a single level. Upstairs is the 3rd bedroom. Everything has been renewed with meticulous attention to detail. The modern kitchen boasts new cabinets and appliances, along with elegant butcher block countertops, ideal for those who value both practicality and style. The den is a very spacious room that serves perfectly as a family living area or a TV room. Or it could be used as a bedroom, office, or even a playroom for the children within a private section of the home. The hallway nook offers a lovely view toward the front of the house and includes a dedicated space ideal for a home office setup offering exceptional versatility to suit your needs. The house features spacious, well-lit rooms equipped with ceiling fans and arranged in an excellent, functional layout. The property sits on a half-acre spacious lot in a highly desirable neighborhood, perfect for leisure and privacy. Surrounded by trees, the property offers a serene, park-like setting, combining a peaceful lifestyle with the convenience of urban amenities. The West Geauga school district frequently ranks among the top school systems in the region with an impressive rating. If you are looking for a move-in-ready home with updated style and a strategic location, this is the perfect choice, whether for your own residence or as an investment. Schedule your viewing today; opportunities like this are rare at this entry point.

2. 2026-04-27
   price $294,900 1856-char remark

   Show marketing remark (1856 chars)

   Beautifully renovated! Welcome to a must-see opportunity in Novelty. We present a completely remodeled residence that combines timeless charm and modern finishes with comfort and functionality in every detail. The home features a spacious and versatile layout, including a large, incredibly cozy living room with a fireplace, kitchen, dining room, den, hallway nook, 2 bedrooms down, 1.5 bathrooms, and a laundry area—all seamlessly integrated on a single level. Upstairs is the 3rd bedroom. Everything has been renewed with meticulous attention to detail. The modern kitchen boasts new cabinets and appliances, along with elegant butcher block countertops, ideal for those who value both practicality and style. The den is a very spacious room that serves perfectly as a family living area or a TV room. Or it could be used as a bedroom, office, or even a playroom for the children within a private section of the home. The hallway nook offers a lovely view toward the front of the house and includes a dedicated space ideal for a home office setup offering exceptional versatility to suit your needs. The house features spacious, well-lit rooms equipped with ceiling fans and arranged in an excellent, functional layout. The property sits on a half-acre spacious lot in a highly desirable neighborhood, perfect for leisure and privacy. Surrounded by trees, the property offers a serene, park-like setting, combining a peaceful lifestyle with the convenience of urban amenities. The West Geauga school district frequently ranks among the top school systems in the region with an impressive rating. If you are looking for a move-in-ready home with updated style and a strategic location, this is the perfect choice, whether for your own residence or as an investment. Schedule your viewing today; opportunities like this are rare at this entry point.

3. 2026-04-09
   listed $299,900 Active 1856-char remark

   Show marketing remark (1856 chars)

   Beautifully renovated! Welcome to a must-see opportunity in Novelty. We present a completely remodeled residence that combines timeless charm and modern finishes with comfort and functionality in every detail. The home features a spacious and versatile layout, including a large, incredibly cozy living room with a fireplace, kitchen, dining room, den, hallway nook, 2 bedrooms down, 1.5 bathrooms, and a laundry area—all seamlessly integrated on a single level. Upstairs is the 3rd bedroom. Everything has been renewed with meticulous attention to detail. The modern kitchen boasts new cabinets and appliances, along with elegant butcher block countertops, ideal for those who value both practicality and style. The den is a very spacious room that serves perfectly as a family living area or a TV room. Or it could be used as a bedroom, office, or even a playroom for the children within a private section of the home. The hallway nook offers a lovely view toward the front of the house and includes a dedicated space ideal for a home office setup offering exceptional versatility to suit your needs. The house features spacious, well-lit rooms equipped with ceiling fans and arranged in an excellent, functional layout. The property sits on a half-acre spacious lot in a highly desirable neighborhood, perfect for leisure and privacy. Surrounded by trees, the property offers a serene, park-like setting, combining a peaceful lifestyle with the convenience of urban amenities. The West Geauga school district frequently ranks among the top school systems in the region with an impressive rating. If you are looking for a move-in-ready home with updated style and a strategic location, this is the perfect choice, whether for your own residence or as an investment. Schedule your viewing today; opportunities like this are rare at this entry point.

4. 2024-06-09
   historical
5. 2024-05-31
   historical Contingent
6. 2024-05-09
   listed $185,000 Active
7. 2019-11-05
   historical
8. 2019-11-01
   soldstatus $142,000 Closed
9. 2019-11-01
   soldstatus $142,000
10. 2019-10-28
    status Pending
11. 2019-09-29
    historical Contingent
12. 2019-09-26
    price $139,900
13. 2019-07-26
    listed $145,000 Active
14. 2017-10-17
    soldstatus $127,000
15. 2017-10-16
    soldstatus $127,000 Sold
16. 2017-10-04
    status Pending
17. 2017-09-11
    historical Contingent
18. 2017-09-09
    listed $139,900 Active
19. 2000-09-15
    soldstatus $125,000
20. 2000-09-15
    soldstatus $125,000
21. 2000-05-09
    listed $124,500
22. 1995-11-15
    historical
23. 1995-11-15
    soldstatus $104,500
24. 1995-09-29
    listed $109,900
25. 1995-09-28
    historical
26. 1995-03-28
    listed $109,900
27. 1995-02-28
    historical
28. 1994-08-28
    listed $112,500
29. 1994-08-25
    historical
30. 1994-04-25
    listed $119,900
31. 1994-04-19
    historical
32. 1993-10-19
    listed $124,900
33. 1987-12-16
    soldstatus $64,000

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $3,782 · $315/mo
• Expected delta: +$818/yr (+$68/mo · 27.6%)

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,792
• − Mortgage interest: −$16,519
• − Property taxes: −$2,964
• − Insurance: −$1,474
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$8,579
• Taxable loss: −$9,552
• Est. tax savings @ 24.0%: +$2,292
• After-tax cash flow: $-1,909/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: West Geauga Local
• NCES district ID: 3904722
• Math proficiency: 83% ▼ -3.00%
• Reading proficiency: 86% ▲ 1.00%
• Median HH income: $76,759
• Composite: 73.94/100
• National rank: #166
• State rank: #28 of 656 in OH

Livability — Chagrin Falls

• Score: 82/100
• State rank: #67
• US rank: #1054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Geauga · 90,510 people
• Metro: Cleveland, OH
• Population (ZIP): 5,028
• Household income: $99,671
• Rent vs Own: 20.9% rent · 79.1% own

Population outlook (Geauga County) Hauer SSP2

• Today (2025): 94,919 people
• By 2030: 94,804 · -0.1%
• By 2040: 92,641 · -2.4%
• By 2050: 88,198 · -7.1%
• By 2075: 79,080 · -16.7%
• By 2100: 60,856 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 8% Italian 5% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Geauga

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -15.4pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.1 2016: R+25.5 2012: R+21.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.80%
• Current HPI: 187.2897
• 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

+360.8% since first listed

33 events — show timeline

• 2026-05-05 Contingent — MLSNOW
• 2026-04-27 Price Changed $294,900 MLSNOW
• 2026-04-09 Listed $299,900 MLSNOW
• 2024-06-09 Listing Removed — MLSNOW
• 2024-05-31 Contingent — MLSNOW
• 2024-05-09 Listed $185,000 MLSNOW
• 2019-11-05 Listing Removed — MLSNOW
• 2019-11-01 Sold (Public Records) $142,000 Public Records
• 2019-11-01 Sold (MLS) $142,000 MLSNOW
• 2019-10-28 Pending — MLSNOW
• 2019-09-29 Contingent — MLSNOW
• 2019-09-26 Price Changed $139,900 MLSNOW
• 2019-07-26 Listed $145,000 MLSNOW
• 2017-10-17 Sold (Public Records) $127,000 Public Records
• 2017-10-16 Sold (MLS) $127,000 MLSNOW
• 2017-10-04 Pending — MLSNOW
• 2017-09-11 Contingent — MLSNOW
• 2017-09-09 Listed $139,900 MLSNOW
• 2000-09-15 Sold (Public Records) $125,000 Public Records
• 2000-09-15 Sold (MLS) $125,000 MLSNOW
• 2000-05-09 Listed $124,500 MLSNOW
• 1995-11-15 Sold (Public Records) $104,500 Public Records
• 1995-11-15 Listing Removed — MLSNOW
• 1995-09-29 Listed $109,900 MLSNOW
• 1995-09-28 Listing Removed — MLSNOW
• 1995-03-28 Listed $109,900 MLSNOW
• 1995-02-28 Listing Removed — MLSNOW
• 1994-08-28 Listed $112,500 MLSNOW
• 1994-08-25 Listing Removed — MLSNOW
• 1994-04-25 Listed $119,900 MLSNOW
• 1994-04-19 Listing Removed — MLSNOW
• 1993-10-19 Listed $124,900 MLSNOW
• 1987-12-16 Sold (Public Records) $64,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,964 · +9.9% YoY. Source: county tax records.