25735 Lorain Rd #503 · North Olmsted, OH 44070

$89,000

2 bd · 1.0 ba · 792 sqft · Condo public records · 106 Days on market

Built 1965 $112/sqft · 50% above area Est $59k · 50% over $480/mo HOA · 36% of rent

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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 +10.7/30.0
• 1% rule +9.9/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of North Olmsted, this stunning top floor condo offers the perfect blend of comfort, convenience, and style. Soaring cathedral ceilings and abundant natural light create an open, airy atmosphere, while the thoughtfully designed layout includes a functional kitchen with generous storage and two spacious bedrooms with ample closet space. Being on the top floor means enjoying enhanced views and the peace of having no upstairs neighbors, giving you both privacy and tranquility. The building itself features secured entry, convenient on site laundry, and impeccably maintained common areas that reflect pride of ownership. With shopping, restaurants, parks, and major highways just minutes away, this condo places everything you need right at your doorstep. Whether you’re seeking a stylish first home, a low maintenance lifestyle in a prime location, or an investment ready home, this property is an ideal choice. This one won't last long, schedule your showing today!

Key facts

• Functional kitchen
• On site laundry
• Cathedral ceilings

Tags

• TOP FLOOR CONDO
• CATHEDRAL CEILINGS
• FUNCTIONAL KITCHEN
• GENEROUS STORAGE
• SECURED ENTRY
• ON SITE LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $-42 ($-504/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (8.3% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 4.0% in North Olmsted — 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 86/100 on livability (#38 in OH, #372 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• North Olmsted City (suburban): math 51% / reading 57% proficiency, ranked #368 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 159 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% 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 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.49% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $59,338
• List price: $89,000
• Delta: 49.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-18,301
• Equity at exit: $13,270

10-year hold

• IRR: -19.9%
• Equity multiple: 0.03×
• Total profit: $-24,201
• Equity at exit: $7,695

Cash invested: $24,920 (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 44070

• Rents YoY: 1.9%
• Active inventory: 159
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$467
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$37
• HOA: −$480
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-42

Break-even live

Break-even rent $1,382

Max offer price $81,587

Occupancy floor 98%

Sensitivity live

Price	-10% $8	-5% $-17	+0% $-42	+5% $-67	+10% $-92
Rent	-10% $-147	-5% $-94	+0% $-42	+5% $11	+10% $63
Rate	-1.0pp $3	-0.5pp $-19	base $-42	+0.5pp $-65	+1.0pp $-88

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25735 Lorain Rd #306 North Olmsted, OH	1.0	1.0	616	$1,000	$1.62	44d	1	0.02mi
25151 Brookpark Rd North Olmsted, OH	1.0–2.0	1.0	945	$1,617	$1.71	2d	1	0.35mi
26101 Country Club Blvd North Olmsted, OH	1.0–3.0	1.0–1.5	838	$1,368	$1.63	2d	8	0.52mi
24635 Clareshire Dr #203 North Olmsted, OH	2.0	1.0	873	$1,350	$1.55	13d	1	0.65mi
4122 Columbia Sq North Olmsted, OH	1.0	1.0	660	$1,054	$1.60	4d	2	0.68mi
5250 Columbia Rd North Olmsted, OH	2.0	1.0–1.5	665	$1,295	$1.95	44d	1	0.78mi
4789 Columbia Rd #206 North Olmsted, OH	2.0	1.0	796	$1,300	$1.63	2d	1	0.82mi
4877 Columbia Rd North Olmsted, OH	2.0	1.0	775	$1,125	$1.45	44d	1	0.85mi
4829 Columbia Rd North Olmsted, OH	1.0–2.0	1.0–1.5	847	$1,505	$1.78	2d	11	0.92mi
5785 Fitch Rd North Olmsted, OH	2.0	1.0	1080	$1,650	$1.53	44d	1	1.21mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-08
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Nestled in the heart of North Olmsted, this stunning top floor condo offers the perfect blend of comfort, convenience, and style. Soaring cathedral ceilings and abundant natural light create an open, airy atmosphere, while the thoughtfully designed layout includes a functional kitchen with generous storage and two spacious bedrooms with ample closet space. Being on the top floor means enjoying enhanced views and the peace of having no upstairs neighbors, giving you both privacy and tranquility. The building itself features secured entry, convenient on site laundry, and impeccably maintained common areas that reflect pride of ownership. With shopping, restaurants, parks, and major highways just minutes away, this condo places everything you need right at your doorstep. Whether you’re seeking a stylish first home, a low maintenance lifestyle in a prime location, or an investment ready home, this property is an ideal choice. This one won't last long, schedule your showing today!

2. 2026-04-05
   price $89,000 996-char remark

   Show marketing remark (996 chars)

   Nestled in the heart of North Olmsted, this stunning top floor condo offers the perfect blend of comfort, convenience, and style. Soaring cathedral ceilings and abundant natural light create an open, airy atmosphere, while the thoughtfully designed layout includes a functional kitchen with generous storage and two spacious bedrooms with ample closet space. Being on the top floor means enjoying enhanced views and the peace of having no upstairs neighbors, giving you both privacy and tranquility. The building itself features secured entry, convenient on site laundry, and impeccably maintained common areas that reflect pride of ownership. With shopping, restaurants, parks, and major highways just minutes away, this condo places everything you need right at your doorstep. Whether you’re seeking a stylish first home, a low maintenance lifestyle in a prime location, or an investment ready home, this property is an ideal choice. This one won't last long, schedule your showing today!

3. 2026-02-26
   price $94,900 996-char remark

   Show marketing remark (996 chars)

   Nestled in the heart of North Olmsted, this stunning top floor condo offers the perfect blend of comfort, convenience, and style. Soaring cathedral ceilings and abundant natural light create an open, airy atmosphere, while the thoughtfully designed layout includes a functional kitchen with generous storage and two spacious bedrooms with ample closet space. Being on the top floor means enjoying enhanced views and the peace of having no upstairs neighbors, giving you both privacy and tranquility. The building itself features secured entry, convenient on site laundry, and impeccably maintained common areas that reflect pride of ownership. With shopping, restaurants, parks, and major highways just minutes away, this condo places everything you need right at your doorstep. Whether you’re seeking a stylish first home, a low maintenance lifestyle in a prime location, or an investment ready home, this property is an ideal choice. This one won't last long, schedule your showing today!

4. 2026-01-22
   listed $99,900 Active 996-char remark

   Show marketing remark (996 chars)

   Nestled in the heart of North Olmsted, this stunning top floor condo offers the perfect blend of comfort, convenience, and style. Soaring cathedral ceilings and abundant natural light create an open, airy atmosphere, while the thoughtfully designed layout includes a functional kitchen with generous storage and two spacious bedrooms with ample closet space. Being on the top floor means enjoying enhanced views and the peace of having no upstairs neighbors, giving you both privacy and tranquility. The building itself features secured entry, convenient on site laundry, and impeccably maintained common areas that reflect pride of ownership. With shopping, restaurants, parks, and major highways just minutes away, this condo places everything you need right at your doorstep. Whether you’re seeking a stylish first home, a low maintenance lifestyle in a prime location, or an investment ready home, this property is an ideal choice. This one won't last long, schedule your showing today!

5. 2023-07-14
   soldstatus $65,000 Closed 241-char remark

   Show marketing remark (241 chars)

   Great top floor unit with cathedral ceilings, updated kitchen with Corian counter tops. Monthly fee includes water, sewer, and gas. (heat and hot water). Owner only pays electric, cable and internet. Close to I-480, shopping and restaurants.

6. 2023-06-11
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Great top floor unit with cathedral ceilings, updated kitchen with Corian counter tops. Monthly fee includes water, sewer, and gas. (heat and hot water). Owner only pays electric, cable and internet. Close to I-480, shopping and restaurants.

7. 2023-05-31
   listed $65,000 Active 241-char remark

   Show marketing remark (241 chars)

   Great top floor unit with cathedral ceilings, updated kitchen with Corian counter tops. Monthly fee includes water, sewer, and gas. (heat and hot water). Owner only pays electric, cable and internet. Close to I-480, shopping and restaurants.

8. 1983-07-26
   soldstatus $29,500
9. 1983-07-26
   soldstatus $29,500

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$48/yr (+$4/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $15,944
• − Mortgage interest: −$4,985
• − Property taxes: −$1,293
• − Insurance: −$445
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − HOA: −$5,760
• − Depreciation: −$2,589
• Taxable loss: −$1,680
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $-100/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: North Olmsted City
• NCES district ID: 3904452
• Math proficiency: 51% ▼ -17.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $59,338
• Composite: 46.98/100
• National rank: #2353
• State rank: #368 of 656 in OH

Livability — North Olmsted

• Score: 86/100
• State rank: #38
• US rank: #372

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: North Olmsted, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 31,924
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 31,924
• Household income: $84,363
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 667.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 3% Other Indo-European 3% Arabic 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: ▼ -243.21%
• Current HPI: 214.2257
• Rent YoY: ▲ 1.85%
• 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

+201.7% since first listed

9 events — show timeline

• 2026-05-08 Pending — MLSNOW
• 2026-04-05 Price Changed $89,000 MLSNOW
• 2026-02-26 Price Changed $94,900 MLSNOW
• 2026-01-22 Listed $99,900 MLSNOW
• 2023-07-14 Sold (MLS) $65,000 MLSNOW
• 2023-06-11 Pending — MLSNOW
• 2023-05-31 Listed $65,000 MLSNOW
• 1983-07-26 Sold (Public Records) $29,500 Public Records
• 1983-07-26 Sold (Public Records) $29,500 Public Records

Property tax history

+19.8%/yr

Latest (2025): $1,293 · -1.1% YoY. Source: county tax records.