5721 Som Center Rd #25 · Solon, OH 44139

$189,900

2 bd · 1.0 ba · 874 sqft · Condo public records · 9 Days on market

Built 1963 $360/mo HOA · 19% 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 +10.5/30.0
• Schools +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

Key facts

• Brick accent wall
• Private balcony
• Granite countertops

Tags

• UPDATED CONDOMINIUM
• PRIVATE BALCONY
• BRICK ACCENT WALL
• ABUNDANT NATURAL LIGHT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (1.6% below list).
• Recommended offer: $173k (9.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.3% in Solon — 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 91/100 on livability (#5 in OH, #42 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+.
• Solon City (suburban): math 89% / reading 93% proficiency, ranked #1 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 16% of the median local income ($138k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $190k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $172,637 (9.1% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-36,807
• Equity at exit: $28,315

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-39,299
• Equity at exit: $16,419

Cash invested: $53,172 (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 44139

• Active inventory: 101
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$79
• HOA: −$360
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-98

Break-even live

Break-even rent $1,992

Max offer price $172,637

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $189,900 Active 9 DOM
2. 2026-06-17
   days on market $189,900 Active 8 DOM
3. 2026-06-16
   days on market $189,900 Active 7 DOM
4. 2026-06-15
   days on market $189,900 Active 6 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricestatusdays on marketlisting id $189,900 Active 4 DOM
7. 2025-04-07
   status Pending
8. 2025-01-31
   listed $174,000 Active
9. 2023-07-14
   price $79,900 265-char remark

   Show marketing remark (265 chars)

   Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

10. 2023-07-14
    price $79,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

11. 2023-07-14
    price $79,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

12. 2023-07-14
    price $79,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

13. 2023-02-25
    historical
14. 2022-10-31
    price $165,000
15. 2022-10-03
    listed $170,000 Active
16. 2022-01-19
    soldstatus $85,000
17. 2022-01-14
    soldstatus $85,000 Closed
18. 2021-12-24
    status Pending
19. 2021-12-14
    price $100,000
20. 2021-11-19
    price $105,000
21. 2021-10-03
    price $115,000
22. 2021-07-22
    listed $135,000 Active
23. 2020-08-25
    price $79,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

24. 2019-06-28
    price $79,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

25. 2013-11-15
    price $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

26. 2013-11-15
    price $79,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

27. 2007-05-01
    soldstatus $100,000
28. 2001-07-27
    soldstatus $77,900 Closed 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

29. 2001-07-27
    soldstatus $77,900 Sold 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

30. 2001-07-27
    soldstatus $77,900 Closed 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

31. 2001-07-27
    soldstatus $77,900 Closed 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

32. 2001-07-27
    soldstatus $77,900 Closed 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

33. 2001-07-27
    soldstatus $77,900 Closed 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

34. 2001-07-27
    soldstatus $77,900 Closed 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

35. 2001-07-23
    soldstatus $77,900
36. 1999-06-03
    historical
37. 1999-05-05
    price $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

38. 1999-05-05
    price $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

39. 1999-05-05
    price $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

40. 1999-05-05
    price $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

41. 1999-05-05
    historical 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

42. 1999-05-05
    price $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

43. 1998-12-03
    listed $79,000
44. 1998-05-05
    listed $154,900 265-char remark

    Show marketing remark (265 chars)

    Neutral Decor. Newer Carpet In Lr & Dr. White Kit W/ Newer Dish Washer, Stove & Refr. Loads Of Closets. Gas, Water & Ins Included In Low Maint Fee. Inground Pool. Close To Shopping & Freeway. Prime Solon Location. No Pets Or Renting Allowed.

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $2,313 · $193/mo
• Expected delta: +$650/yr (+$54/mo · 39.1%)

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

Taxation est. · year 1

• Rental income: $22,417
• − Mortgage interest: −$10,637
• − Property taxes: −$1,663
• − Insurance: −$950
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − HOA: −$4,320
• − Depreciation: −$5,524
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $-150/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: Solon City
• NCES district ID: 3904660
• Math proficiency: 89% ▼ -7.00%
• Reading proficiency: 93% ▼ -1.00%
• Median HH income: $95,909
• Composite: 81.16/100
• National rank: #42
• State rank: #1 of 656 in OH

Livability — Solon

• Score: 91/100
• State rank: #5
• US rank: #42

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solon, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 24,706
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 24,706
• Household income: $138,425
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 368.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 14% Black 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Chinese 6% Russian/Polish/Slavic 5% Other Indo-European 4%

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: ▼ -196.10%
• Current HPI: 191.8418
• 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

+12.3% since first listed

38 events — show timeline

• 2025-04-07 Pending — MLSNOW
• 2025-01-31 Listed $174,000 MLSNOW
• 2023-07-14 Price Changed $79,900 MLSNOW
• 2023-07-14 Price Changed $79,900 MLSNOW
• 2023-07-14 Price Changed $79,900 MLSNOW
• 2023-07-14 Price Changed $79,900 MLSNOW
• 2023-02-25 Listing Removed — MLSNOW
• 2022-10-31 Price Changed $165,000 MLSNOW
• 2022-10-03 Listed $170,000 MLSNOW
• 2022-01-19 Sold (Public Records) $85,000 Public Records
• 2022-01-14 Sold (MLS) $85,000 MLSNOW
• 2021-12-24 Pending — MLSNOW
• 2021-12-14 Price Changed $100,000 MLSNOW
• 2021-11-19 Price Changed $105,000 MLSNOW
• 2021-10-03 Price Changed $115,000 MLSNOW
• 2021-07-22 Listed $135,000 MLSNOW
• 2020-08-25 Price Changed $79,900 MLSNOW
• 2019-06-28 Price Changed $79,900 MLSNOW
• 2013-11-15 Price Changed $79,900 MLSNOW
• 2013-11-15 Price Changed $154,900 MLSNOW
• 2007-05-01 Sold (Public Records) $100,000 Public Records
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-27 Sold (MLS) $77,900 MLSNOW
• 2001-07-23 Sold (Public Records) $77,900 Public Records
• 1999-06-03 Listing Removed — MLSNOW
• 1999-05-05 Price Changed $154,900 MLSNOW
• 1999-05-05 Listing Removed — MLSNOW
• 1999-05-05 Price Changed $154,900 MLSNOW
• 1999-05-05 Price Changed $154,900 MLSNOW
• 1999-05-05 Price Changed $154,900 MLSNOW
• 1999-05-05 Price Changed $154,900 MLSNOW
• 1998-12-03 Listed $79,000 MLSNOW
• 1998-05-05 Listed $154,900 MLSNOW

Property tax history

+0.1%/yr

Latest (2025): $1,663 · +0.0% YoY. Source: county tax records.