7086 Mackenzie Rd · North Olmsted, OH 44138

$159,900

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 8 Days on market

Built 1941 0.47 ac lot $162/sqft · 26% below area Est $216k · 26% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! Strong potential with solid upside. Property is being sold as-is, and the seller will make no repairs. Basement wall bowing/foundation concerns reflected in the price. Cash or renovation financing preferred. Excellent opportunity for an investor, rehabber, or buyer looking to build sweat equity. This 3-bedroom, 2-full-bath Cape Cod sits on a nearly half-acre lot and offers a flexible layout. The home features a detached two-car garage, additional parking pad, spacious concrete patio, and plenty of yard space. Inside, the main level includes multiple living/flex spaces, an eat-in kitchen with ample cabinet space, a first-floor bedroom with patio access, and a full bath

Key facts

• Eat-in kitchen
• Versatile front room
• 0.47 acre lot

Tags

• DETACHED TWO-CAR GARAGE
• VERSATILE FRONT ROOM
• EAT-IN KITCHEN
• DIRECT ACCESS TO PATIO
• JACK-AND-JILL FULL BATH
• DEDICATED LAUNDRY AREA

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway, paved parking pad; garage faces front
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces east
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Patio; Back and front yard; Rectangular, wooded lot; Property has a view; Lot dimensions approximately 50 x 406

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Main level: 1 bedroom; Second level: multiple bedrooms including loft and bedrooms
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level
• Heating & cooling: Forced-air heating (gas); Ceiling fans for cooling
• Interior features: Eat-in kitchen; Primary bedroom on main level; Full, unfinished basement; Basement fireplace
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $47 ($568/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (0.1% below list).
• Recommended offer: $160k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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 $1k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,700 (0.1% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $216,354
• List price: $159,900
• Delta: -26.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7086 Mackenzie Rd	0.00mi	3/2.0 (+1)	988 (0%)	0mo	$162,500	$164	91
6991 Mckenzie Rd	0.10mi	2/1.0	973 (-2%)	15mo	$149,900	$154	81
6706 Crestwood Ln	0.50mi	3/1.0 (+1)	964 (-2%)	6mo	$186,000	$193	63
6720 Mackenzie Rd	0.42mi	3/1.0 (+1)	1,064 (+8%)	22mo	$180,000	$169	44
6899 Mckenzie Rd	0.22mi	3/1.5 (+1)	1,124 (+14%)	20mo	$230,000	$205	44
6560 Mackenzie Rd	0.56mi	3/1.0 (+1)	1,131 (+14%)	5mo	$245,000	$217	40
28628 Aspen Dr	0.64mi	3/1.5 (+1)	1,116 (+13%)	3mo	$265,000	$237	39
26925 Southwood Ln	0.54mi	3/2.0 (+1)	1,104 (+12%)	16mo	$240,000	$217	33
26919 Westwood Ln	0.72mi	3/2.0 (+1)	1,041 (+5%)	21mo	$265,000	$255	31
26949 Eastwood Ln	0.65mi	3/1.5 (+1)	1,102 (+12%)	21mo	$275,000	$250	26
6495 Mackenzie Rd	0.63mi	3/2.0 (+1)	1,120 (+13%)	22mo	$275,000	$246	21
26934 Eastwood Ln	0.73mi	3/2.0 (+1)	1,102 (+12%)	20mo	$291,000	$264	21

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,804
• Equity at exit: $23,842

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-15,603
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$309 /mo · $3,709/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $47

Break-even live

Break-even rent $1,537

Max offer price $159,900

Occupancy floor 92%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27080 Oakwood Dr Olmsted Falls, OH	1.0–2.0	1.0–2.0	975	$1,780	$1.83	1d	39	0.49mi
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,199	$1.35	2d	1	1.35mi
30349 Lorain Rd North Olmsted, OH	2.0	1.0	1000	$1,450	$1.45	7d	1	1.36mi

Listing history 5 events

1. 2026-05-14
   status Pending 1047-char remark
2. 2026-05-11
   status Active 1047-char remark
3. 2026-05-11
   price $159,900 1047-char remark
4. 2026-05-05
   status Pending 1047-char remark
5. 2026-04-30
   listed $169,900 Active 1047-char remark

ⓘ 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: $3,709 · $309/mo
• Projected year-2 tax: $3,709 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 16 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: $19,164
• − Mortgage interest: −$8,957
• − Property taxes: −$3,709
• − Insurance: −$800
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,652
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,053/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: 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 — 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

• County: Cuyahoga · 1,045,444 people
• City population: 31,924
• 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

-4.4% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) $162,500 MLSNOW
• 2026-05-14 Pending — MLSNOW
• 2026-05-11 Relisted — MLSNOW
• 2026-05-11 Price Changed $159,900 MLSNOW
• 2026-05-05 Pending — MLSNOW
• 2026-04-30 Listed $169,900 MLSNOW

Property tax history

+4.6%/yr

Latest (2025): $3,709 · +21.7% YoY. Source: county tax records.