10108 Fair Rd · Strongsville, OH 44149

$385,000

4 bd · 2.0 ba · 2,333 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.27 ac lot Est $392k · at est.

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Why this score? — see what drove the F 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 +8.3/15.0
• Cash flow +6.9/30.0
• Schools +6.7/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

If you are searching for a Strongsville home with vaulted ceilings, natural light, multiple entertaining spaces, and the kind of layout that simply feels good the moment you walk in, this is it. Designed for the way people live today, this 4 bedroom, 2 full and 1 half bath home blends warmth, functionality, and everyday comfort with spaces that feel open yet inviting. The kitchen, dining, and main living areas flow effortlessly together beneath soaring ceilings and oversized windows, creating the perfect setting for holidays, game nights, quiet mornings, or weekends spent at home. Upstairs, all four bedrooms are thoughtfully positioned for privacy and comfort, while main level laundry, and

Key facts

• Natural light
• Soaring ceilings
• Main level laundry

Tags

• VAULTED CEILINGS
• NATURAL LIGHT
• MULTIPLE ENTERTAINING SPACES
• SOARING CEILINGS
• OVERSIZED WINDOWS
• MAIN LEVEL LAUNDRY

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Asphalt roof; Brick and wood siding construction
• Construction: Built (year per public records); Brick and wood siding; Asphalt roof
• Exterior features: Deck; Patio; Hot tub / spa

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Interior features: Ceiling fans; High ceilings; Vaulted ceilings; Tile countertops; One fireplace in the family room
• Laundry & utility: Laundry on the main level; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-587 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (33.4% below list).
• Recommended offer: $256k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.1% in Strongsville — 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 88/100 on livability (#27 in OH, #243 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Strongsville City (suburban): math 73% / reading 79% proficiency, ranked #62 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $122k; list at $385k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $256,308 (33.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $391,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10024 Fair Rd	0.10mi	3/2.0 (-1)	2,276 (-2%)	8mo	$399,000	$175	79
10020 Fair Rd	0.11mi	3/2.5 (-1)	2,104 (-10%)	4mo	$417,000	$198	68
19997 Idlewood Trl	0.36mi	3/2.5 (-1)	2,426 (+4%)	7mo	$350,000	$144	64
20478 Homestead Park Dr	0.50mi	4/2.0	2,400 (+3%)	11mo	$395,000	$165	63
20771 Rudy Dr	0.65mi	4/2.5	2,280 (-2%)	2mo	$430,000	$189	62
19890 Idlewood Trl	0.27mi	4/2.5	2,641 (+13%)	2mo	$425,000	$161	62
11179 Fawn Meadow Ln	0.48mi	3/2.0 (-1)	2,178 (-7%)	6mo	$405,000	$186	56
19338 Idlewood Trl	0.58mi	3/2.0 (-1)	2,166 (-7%)	1mo	$330,000	$152	55
9401 Pheasant Run Pl	0.37mi	3/2.5 (-1)	2,548 (+9%)	7mo	$384,900	$151	54
10986 Fawn Meadow Ln	0.41mi	4/3.5	2,600 (+11%)	7mo	$437,500	$168	50
21292 Creekside Dr	0.72mi	3/2.5 (-1)	2,124 (-9%)	8mo	$385,000	$181	38
9127 Fair Meadow Pl	0.53mi	3/2.5 (-1)	2,638 (+13%)	10mo	$395,000	$150	38

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-99,773
• Equity at exit: $57,405

10-year hold

• IRR: -25.9%
• Equity multiple: -0.25×
• Total profit: $-134,997
• Equity at exit: $33,288

Cash invested: $107,800 (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 44149

• Active inventory: 116
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,563 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$433 /mo · $5,191/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-587

Break-even live

Break-even rent $3,306

Max offer price $281,279

Occupancy floor —

Sensitivity live

Price	-10% $-369	-5% $-478	+0% $-587	+5% $-696	+10% $-805
Rent	-10% $-790	-5% $-688	+0% $-587	+5% $-486	+10% $-385
Rate	-1.0pp $-393	-0.5pp $-489	base $-587	+0.5pp $-687	+1.0pp $-788

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20368 Westwood Dr Strongsville, OH	4.0	2.0	1864	$2,400	$1.29	3d	1	1.11mi
22410 Rock Creek Cir Strongsville, OH	3.0	2.0	2103	$2,400	$1.14	2d	1	1.25mi
8040 Strongsville Blvd Unit 1496063P Strongsville, OH	3.0	2.0	1980	$8,055	$4.07	22d	1	1.26mi
13187 Yager Dr Strongsville, OH	4.0	1.5	1850	$2,700	$1.46	3d	1	1.28mi
9790 Pebble Brook Ln Strongsville, OH	3.0	2.0	2785	$2,800	$1.01	19d	1	1.32mi

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   price $385,000
3. 2026-05-18
   listed $375,000 Active
4. 1988-08-25
   soldstatus $122,000

ⓘ 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: $5,191 · $433/mo
• Projected year-2 tax: $5,598 · $467/mo
• Expected delta: +$408/yr (+$34/mo · 7.9%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,757
• − Mortgage interest: −$21,566
• − Property taxes: −$5,191
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$11,200
• Taxable loss: −$14,046
• Est. tax savings @ 24.0%: +$3,371
• After-tax cash flow: $-3,675/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: Strongsville City
• NCES district ID: 3904484
• Math proficiency: 73% ▼ -10.00%
• Reading proficiency: 79% ▼ -2.00%
• Median HH income: $78,206
• Composite: 67.02/100
• National rank: #395
• State rank: #62 of 656 in OH

Livability — Strongsville

• Score: 88/100
• State rank: #27
• US rank: #243

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: Strongsville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 46,110
• Metro: Cleveland, OH
• Population (ZIP): 21,042
• Household income: $114,107
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 2.7

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 (91%)
• Race & ethnicity: White 91% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 11% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -238.17%
• Current HPI: 196.9311
• 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

+215.6% since first listed

4 events — show timeline

• 2026-05-21 Pending — MLSNOW
• 2026-05-21 Price Changed $385,000 MLSNOW
• 2026-05-18 Listed $375,000 MLSNOW
• 1988-08-25 Sold (Public Records) $122,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,191 · -0.0% YoY. Source: county tax records.