9020 Memphis Ave · Brooklyn, OH 44144

$325,000

6 bd · 3.0 ba · 2,508 sqft · MultiFamily public records · 6 Days on market

Built 1988 9,352 sqft lot $130/sqft · at area comps Est $311k · at est.

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• ARV discount +5.5/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcoming 9020 Memphis Rd Brooklyn to the Market! Rare 1988 Side by side Duplex! Great investment opportunity for investor or owner occupant. Identical unit layouts. The east unit, 9020 Memphis, currently occupied, has 3 Bedrooms and 1.5 Baths. The west unit, 9030 Memphis, Currently vacant, previously rented at $1550 per month has 3 Bedrooms and 1.5 baths. 9030 was renovated in the last year including new stone counters, LVP flooring and carpet throughout, paint, and appliances. Both units feature a spacious eat-in Kitchen with plenty of cabinet space. Large Living Room and formal Dining Room in each unit. Each unit have separate private finished basements with Rec Room, Laundry Area, and

Key facts

• Side by side duplex
• New stone counters
• Lvp flooring

Tags

• SIDE BY SIDE DUPLEX
• INVESTMENT OPPORTUNITY
• RENOVATED IN THE LAST YEAR
• NEW STONE COUNTERS
• LVP FLOORING
• SPACIOUS EAT-IN KITCHEN

Property features AI

Finance

• Financial info: Owner pays water and sewer; tenant pays electricity and gas

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding
• Construction: Built as listed in public records; Asphalt/fiberglass roof
• Exterior features: Concrete parking surfaces; South-facing lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full unfinished basement; Total of 12 rooms

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive. Per door: $207/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Cap rate 7.8% vs local median 4.5% in Brooklyn — 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 80/100 on livability (#132 in OH, #1,880 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment C-.
• Brooklyn City (suburban): math 26% / reading 45% proficiency, ranked #560 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,408/mo this rent would consume 68% of the median local household income ($60k/yr) (locally 644% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $325,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.05% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $311,182
• List price: $325,000
• Delta: 4.44%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9020 Memphis Ave	0.00mi	6/3.0	2,508 (0%)	1mo	$310,000	$124	99
9000 Memphis Ave	0.01mi	6/3.5	2,508 (0%)	7mo	$310,000	$124	92

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-26,224
• Equity at exit: $48,459

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $11,408
• Equity at exit: $28,100

Cash invested: $91,000 (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 44144

• Active inventory: 35
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $3,408 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$439 /mo · $5,263/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $414

Break-even live

Break-even rent $2,884

Max offer price $325,000

Occupancy floor 83%

Sensitivity live

Price	-10% $598	-5% $506	+0% $414	+5% $322	+10% $230
Rent	-10% $145	-5% $279	+0% $414	+5% $549	+10% $683
Rate	-1.0pp $578	-0.5pp $497	base $414	+0.5pp $330	+1.0pp $244

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$3,408
Total (2 units)			$3,408

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   listed $325,000 Active 967-char remark
2. 2025-01-22
   soldstatus $275,000
3. 2003-11-05
   soldstatus $165,360
4. 1988-09-01
   soldstatus $62,500

ⓘ 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: $5,263 · $439/mo
• Projected year-2 tax: $5,263 · $439/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 3/10 Moderate 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: $40,896
• − Mortgage interest: −$18,205
• − Property taxes: −$5,263
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,272
• − Management: −$3,272
• − Depreciation: −$9,455
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $5,015/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: Brooklyn City
• NCES district ID: 3904365
• Math proficiency: 26% ▼ -25.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $42,409
• Composite: 29.96/100
• National rank: #6373
• State rank: #560 of 656 in OH

Livability — Brooklyn

• Score: 80/100
• State rank: #132
• US rank: #1880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 21,394
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 21,394
• Household income: $60,223
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 644.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 21% Two or more races 10% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 2% Slovak 2%
• Foreign-born: 11% · Canada, India, South Korea
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -143.16%
• Current HPI: 195.4778
• 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

+396.0% since first listed

6 events — show timeline

• 2026-06-01 Sold (MLS) $310,000 MLSNOW
• 2026-05-19 Pending — MLSNOW
• 2026-05-12 Listed $325,000 MLSNOW
• 2025-01-22 Sold (Public Records) $275,000 Public Records
• 2003-11-05 Sold (Public Records) $165,360 Public Records
• 1988-09-01 Sold (Public Records) $62,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,263 · -0.3% YoY. Source: county tax records.