15540 Paulding Blvd · Brook Park, OH 44142

$199,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 4 Days on market

Built 1959 8,624 sqft lot Est $228k · 12% 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 +16.0/30.0
• ARV discount +13.1/15.0
• DSCR +4.9/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This solid ranch-style home is a great option for homebuyers looking for space, potential, and a convenient location! Sitting on a double lot, the property offers a huge backyard with plenty of room for outdoor living, gardening, pets, entertaining, or future improvements. Step inside and you’re welcomed into a spacious living room that feels ready for everyday comfort, whether it’s quiet evenings at home or time spent with family and friends. From there, the layout flows naturally into a functional kitchen with an adjoining dining space, making meals, gatherings, and daily routines feel simple and connected. Down the hall, you’ll find 3 comfortable bedrooms and 1 full bat

Key facts

• Functional kitchen
• Newer furnace
• Double lot

Tags

• DOUBLE LOT
• HUGE BACKYARD
• FUNCTIONAL KITCHEN
• ADJOINING DINING SPACE
• BRAND-NEW ROOF
• NEWER FURNACE

Property features AI

Exterior

• Parking: Driveway; Detached garage; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Built per public records; Aluminum siding; Vinyl siding; Asphalt/fiberglass roof; Below-grade finished area available
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Full, partially finished basement
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $178k (10.9% below list).
• Recommended offer: $178k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.2% in Brook Park — 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 74/100 on livability (#273 in OH, #4,475 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brook Park Elementary School (math 69% / reading 59%, grade B, #564 of 1,584 statewide, top 36%, 947 students, 36% FRL); Berea-Midpark Middle School (math 43% / reading 52%, grade C-, #444 of 654 statewide, top 69%, 1,556 students, 0% FRL); Berea-Midpark High School (math 28% / reading 60%, grade F, #489 of 781 statewide, top 63%, 1,850 students, 29% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,038 (10.9% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.89% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $228,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6330 Ledgebrook Dr	0.39mi	3/1.0	884 (0%)	2mo	$225,000	$255	80
15995 Paulding Blvd	0.21mi	3/2.0	912 (+3%)	2mo	$237,500	$260	80
6330 Sandfield Dr	0.37mi	3/1.5	891 (+1%)	1mo	$235,000	$264	78
6330 Stonecrest Dr	0.41mi	3/2.0	884 (0%)	1mo	$149,900	$170	76
6448 Delores Blvd	0.58mi	3/1.0	884 (0%)	2mo	$175,000	$198	71
15532 Rademaker Dr	0.30mi	3/2.0	936 (+6%)	3mo	$255,000	$272	70
15425 Richard Dr	0.29mi	3/2.0	972 (+10%)	1mo	$245,000	$252	66
6065 Mercer Dr	0.32mi	2/2.0 (-1)	936 (+6%)	2mo	$232,900	$249	64
15546 Hummel Rd	0.64mi	3/2.0	888 (+0%)	1mo	$262,500	$296	64
6095 Stark Dr	0.43mi	4/2.0 (+1)	936 (+6%)	2mo	$241,500	$258	59
5850 Doris Dr	0.59mi	3/2.0	936 (+6%)	1mo	$249,900	$267	58
6024 Brook Ct	0.64mi	3/1.0	962 (+9%)	1mo	$160,000	$166	54

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-26,088
• Equity at exit: $29,806

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-14,650
• Equity at exit: $17,284

Cash invested: $55,972 (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 44142

• Active inventory: 44
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $99

Break-even live

Break-even rent $1,655

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $212	-5% $156	+0% $99	+5% $43	+10% $-14
Rent	-10% $-41	-5% $29	+0% $99	+5% $170	+10% $240
Rate	-1.0pp $200	-0.5pp $150	base $99	+0.5pp $47	+1.0pp $-5

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16261 Remora Blvd Brook Park, OH	3.0	1.0	936	$1,750	$1.87	46d	1	0.51mi
6333 W 130th St Cleveland, OH	3.0	2.0	1020	$2,000	$1.96	45d	1	1.32mi
5070 W 148th St Brook Park, OH	2.0	1.0	900	$1,600	$1.78	45d	1	1.33mi

Listing history 3 events

1. 2026-06-21
   days on market $199,900 Active 4 DOM
2. 2026-06-17
   remarks 681-char remark
3. 2026-06-17
   listed $199,900 Active 1 DOM

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$505/yr (+$42/mo · 24.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,365
• − Mortgage interest: −$11,198
• − Property taxes: −$2,108
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,815
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,713/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Brook Park

• Score: 74/100
• State rank: #273
• US rank: #4475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brook Park, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 18,359
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,284
• Household income: $71,332
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 275.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 11% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, India, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -177.54%
• Current HPI: 193.7004
• 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

1 event — show timeline

• 2026-06-17 Listed $199,900 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $2,108 · -1.4% YoY. Source: county tax records.