25 Forbes Rd · Bedford, OH 44146

$119,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 23 Days on market

Built 1916 5,998 sqft lot Est $168k · 29% under

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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).

• Cash flow +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.7/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this adorable Cape Cod. This home has so much to offer with 3 bedrooms, 1 bathroom with a large full basement and PLENTY of storage. When you walk through the front door you are greeted by a large living area that connects to the dining room with beautiful hardwood floors. (Living room has hardwood underneath the carpet) The kitchen has updated flooring and a newer refrigerator. Off the kitchen, you will find a spacious mudroom with access to the large full basement. The backyard has a patio that is perfect for hosting all your fall bonfires. Full roof replacement in 2019. Don't miss your opportunity to see this home before it is gone! Schedule your showing today!

Key facts

• Covered front porch
• Formal dining room
• Flagstone patio

Tags

• COVERED FRONT PORCH
• FULL UNFINISHED BASEMENT
• PRIVATE PARTIALLY FENCED YARD
• FLAGSTONE PATIO
• FORMAL DINING ROOM
• WHITE KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Community amenities include pool, playground, park, sidewalks, street lights; suburban neighborhood

Exterior

• Parking: Detached garage (1 car); Driveway and parking pad; garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Two-story home; Faces south
• Construction: Wood siding; Asphalt/fiberglass roof; Block foundation; Built (year per public records)
• Exterior features: Private yard; Partial privacy fencing in the backyard; Covered front porch; Lot is flat, level, rectangular and interior with front yard; less than half acre

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Interior features: Ceiling fans; Double-pane windows; Decorative gas masonry fireplace in the living room; Full unfinished basement with storage space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.3% in Bedford — 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 73/100 on livability (#324 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bedford City (suburban): math 19% / reading 32% proficiency, ranked #597 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glendale Primary School (math 24% / reading 27%, grade F, #1,211 of 1,584 statewide, top 76%, 291 students, 66% FRL); Heskett Middle School (math 21% / reading 27%, grade F, #593 of 654 statewide, top 91%, 573 students, 69% FRL); Bedford High School (math 12% / reading 52%, grade F, #607 of 781 statewide, top 78%, 862 students, 69% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 107 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Best St	0.22mi	3/1.5	1,280 (-1%)	3mo	$163,000	$127	83
51 Forbes Rd	0.05mi	2/1.0 (-1)	1,318 (+2%)	14mo	$95,000	$72	78
33 William St	0.25mi	3/1.5	1,376 (+6%)	1mo	$225,000	$164	75
152 Paul St	0.37mi	3/1.0	1,248 (-4%)	10mo	$187,000	$150	68
1333 Caryl Dr	0.47mi	3/2.0	1,296 (0%)	13mo	$199,900	$154	63
7349 Wright Ave	0.55mi	4/1.5 (+1)	1,352 (+4%)	5mo	$50,000	$37	56
137 Henry St	0.26mi	3/1.0	1,122 (-13%)	19mo	$145,300	$130	50
1334 Broadway Ave	0.38mi	3/1.5	1,122 (-13%)	10mo	$154,000	$137	49
23025 Kirkland Dr	0.71mi	2/2.0 (-1)	1,116 (-14%)	24mo	$95,000	$85	15

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 · 5.83% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,261
• Equity at exit: $17,877

10-year hold

• IRR: 9.7%
• Equity multiple: 1.86×
• Total profit: $28,720
• Equity at exit: $10,367

Cash invested: $33,572 (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 44146

• Rents YoY: 5.8%
• Active inventory: 107
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$629
• Tax from tax record: −$264 /mo · $3,169/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $172

Break-even live

Break-even rent $1,193

Max offer price $119,900

Occupancy floor 83%

Sensitivity live

Price	-10% $240	-5% $206	+0% $172	+5% $138	+10% $104
Rent	-10% $60	-5% $116	+0% $172	+5% $228	+10% $283
Rate	-1.0pp $232	-0.5pp $202	base $172	+0.5pp $141	+1.0pp $109

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Henry St Bedford, OH	2.0	1.5	1176	$1,350	$1.15	12d	1	0.30mi
7287 Wright Ave Bedford, OH	3.0	1.0	1752	$1,795	$1.02	45d	1	0.41mi
215 Dalepark Dr #4 Bedford, OH	2.0	1.0	896	$1,400	$1.56	19d	1	0.62mi
199 Dalepark Dr Bedford, OH	2.0	1.0	896	$1,300	$1.45	45d	1	0.64mi
204 Solon Rd Bedford, OH	2.0	1.0	900	$1,200	$1.33	5d	1	1.03mi
204 Solon Rd Apt 2 Bedford, OH	2.0	1.0	900	$1,200	$1.33	6d	1	1.03mi
681 Washington St Unit 1496061P Bedford, OH	3.0	1.0	1151	$3,518	$3.06	9d	1	1.44mi

Listing history 27 events

1. 2026-06-19
   status $119,900 Pending 23 DOM
2. 2026-06-18
   days on market $119,900 Active 23 DOM
3. 2026-06-17
   days on market $119,900 Active 22 DOM
4. 2026-06-16
   days on market $119,900 Active 21 DOM
5. 2026-06-15
   days on market $119,900 Active 20 DOM
6. 2026-06-13
   days on market $119,900 Active 18 DOM
7. 2026-06-09
   days on market $119,900 Active 14 DOM
8. 2026-06-08
   days on market $119,900 Active 13 DOM
9. 2026-06-07
   days on market $119,900 Active 12 DOM
10. 2026-06-05
    days on market $119,900 Active 9 DOM
11. 2026-06-03
    days on market $119,900 Active 8 DOM
12. 2026-06-02
    days on market $119,900 Active 7 DOM
13. 2026-06-01
    days on market $119,900 Active 6 DOM
14. 2026-05-31
    days on market $119,900 Active 5 DOM
15. 2026-05-26
    listed $119,900 Active
16. 2022-12-16
    soldstatus $115,000 Closed 684-char remark

    Show marketing remark (684 chars)

    Welcome to this adorable Cape Cod. This home has so much to offer with 3 bedrooms, 1 bathroom with a large full basement and PLENTY of storage. When you walk through the front door you are greeted by a large living area that connects to the dining room with beautiful hardwood floors. (Living room has hardwood underneath the carpet) The kitchen has updated flooring and a newer refrigerator. Off the kitchen, you will find a spacious mudroom with access to the large full basement. The backyard has a patio that is perfect for hosting all your fall bonfires. Full roof replacement in 2019. Don't miss your opportunity to see this home before it is gone! Schedule your showing today!

17. 2022-12-16
    soldstatus $115,000

    Show marketing remark (684 chars)

    Welcome to this adorable Cape Cod. This home has so much to offer with 3 bedrooms, 1 bathroom with a large full basement and PLENTY of storage. When you walk through the front door you are greeted by a large living area that connects to the dining room with beautiful hardwood floors. (Living room has hardwood underneath the carpet) The kitchen has updated flooring and a newer refrigerator. Off the kitchen, you will find a spacious mudroom with access to the large full basement. The backyard has a patio that is perfect for hosting all your fall bonfires. Full roof replacement in 2019. Don't miss your opportunity to see this home before it is gone! Schedule your showing today!

18. 2022-12-02
    status Pending 684-char remark

    Show marketing remark (684 chars)

    Welcome to this adorable Cape Cod. This home has so much to offer with 3 bedrooms, 1 bathroom with a large full basement and PLENTY of storage. When you walk through the front door you are greeted by a large living area that connects to the dining room with beautiful hardwood floors. (Living room has hardwood underneath the carpet) The kitchen has updated flooring and a newer refrigerator. Off the kitchen, you will find a spacious mudroom with access to the large full basement. The backyard has a patio that is perfect for hosting all your fall bonfires. Full roof replacement in 2019. Don't miss your opportunity to see this home before it is gone! Schedule your showing today!

19. 2022-11-10
    price $130,999 684-char remark

    Show marketing remark (684 chars)

    Welcome to this adorable Cape Cod. This home has so much to offer with 3 bedrooms, 1 bathroom with a large full basement and PLENTY of storage. When you walk through the front door you are greeted by a large living area that connects to the dining room with beautiful hardwood floors. (Living room has hardwood underneath the carpet) The kitchen has updated flooring and a newer refrigerator. Off the kitchen, you will find a spacious mudroom with access to the large full basement. The backyard has a patio that is perfect for hosting all your fall bonfires. Full roof replacement in 2019. Don't miss your opportunity to see this home before it is gone! Schedule your showing today!

20. 2022-10-20
    listed $135,999 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to this adorable Cape Cod. This home has so much to offer with 3 bedrooms, 1 bathroom with a large full basement and PLENTY of storage. When you walk through the front door you are greeted by a large living area that connects to the dining room with beautiful hardwood floors. (Living room has hardwood underneath the carpet) The kitchen has updated flooring and a newer refrigerator. Off the kitchen, you will find a spacious mudroom with access to the large full basement. The backyard has a patio that is perfect for hosting all your fall bonfires. Full roof replacement in 2019. Don't miss your opportunity to see this home before it is gone! Schedule your showing today!

21. 1995-07-24
    soldstatus $53,000 170-char remark

    Show marketing remark (170 chars)

    Grt. Opportunity! Spacious Home W/ Nice Yrd. Up-dated, Extra Rm= Encl. Back Porch. Newer Roof & Furnace. Needs Minor Repairs. Buyer To Assume Violations. Sold As Is

22. 1995-06-29
    soldstatus $53,000
23. 1995-05-05
    listed $52,500 170-char remark

    Show marketing remark (170 chars)

    Grt. Opportunity! Spacious Home W/ Nice Yrd. Up-dated, Extra Rm= Encl. Back Porch. Newer Roof & Furnace. Needs Minor Repairs. Buyer To Assume Violations. Sold As Is

24. 1993-08-20
    soldstatus $58,000
25. 1993-08-17
    soldstatus $58,000
26. 1993-05-13
    listed $62,500
27. 1989-01-17
    soldstatus $41,500

ⓘ 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: $3,169 · $264/mo
• Projected year-2 tax: $3,169 · $264/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 ≥94°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: $16,931
• − Mortgage interest: −$6,716
• − Property taxes: −$3,169
• − Insurance: −$600
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,488
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,002/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: Bedford City
• NCES district ID: 3910017
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $42,353
• Composite: 21.69/100
• National rank: #8273
• State rank: #597 of 656 in OH

Livability — Bedford

• Score: 73/100
• State rank: #324
• US rank: #5334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 29,349
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,349
• Household income: $54,925
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1314.0

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 Black (59%)
• Race & ethnicity: Black 59% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 1% Armenian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -114.08%
• Current HPI: 172.9421
• Rent YoY: ▲ 5.83%
• 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

+188.9% since first listed

13 events — show timeline

• 2026-05-26 Listed $119,900 MLSNOW
• 2022-12-16 Sold (Public Records) $115,000 Public Records
• 2022-12-16 Sold (MLS) $115,000 MLSNOW
• 2022-12-02 Pending — MLSNOW
• 2022-11-10 Price Changed $130,999 MLSNOW
• 2022-10-20 Listed $135,999 MLSNOW
• 1995-07-24 Sold (MLS) $53,000 MLSNOW
• 1995-06-29 Sold (Public Records) $53,000 Public Records
• 1995-05-05 Listed $52,500 MLSNOW
• 1993-08-20 Sold (MLS) $58,000 MLSNOW
• 1993-08-17 Sold (Public Records) $58,000 Public Records
• 1993-05-13 Listed $62,500 MLSNOW
• 1989-01-17 Sold (Public Records) $41,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,169 · +1.4% YoY. Source: county tax records.