7005 Carriage Hill Dr #104 · Brecksville, OH 44141

$109,900

1 bd · 1.0 ba · 770 sqft · Condo public records · 52 Days on market

Built 1962 $143/sqft · at area comps Est $110k · at est. $400/mo HOA · 26% of rent

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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 +15.7/30.0
• 1% rule +9.2/10.0
• ARV discount +7.6/15.0
• Schools +7.5/10.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

Key facts

• Picnic area
• Common laundry
• Built in bbq grills

Tags

• IN GROUND POOL
• PICNIC AREA
• BUILT IN BBQ GRILLS
• PRIVATE STORAGE CLOSET
• COMMON LAUNDRY

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee); Monthly association fee includes management, common area maintenance, insurance, grounds and structure maintenance, parking, reserve fund, roof, sewer, snow removal, trash and water; Community pool

Exterior

• Parking: Detached garage (1 car), paved
• Utilities: Public water; Public sewer
• Home design: Single-story unit; Entry at level 1; Attached property (condominium-style)
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in reported by public records
• Exterior features: In-ground community private pool; Barbecue / built-in barbecue; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Gas forced-air heating
• Interior features: Living room fireplace; Built-in barbecue
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.7% in Brecksville — 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 77/100 on livability (#183 in OH, #2,852 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Brecksville-Broadview Heights City (suburban): math 85% / reading 85% proficiency, ranked #23 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 15% of the median local income ($127k/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 $760 of loan paydown is wiped out by about $3k 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

• It's been on market 52 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $110k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 5.9

CMA / ARV

• ARV (median comp): $110,148
• List price: $109,900
• Delta: -0.23%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-14,505
• Equity at exit: $16,386

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-7,589
• Equity at exit: $9,502

Cash invested: $30,772 (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 44141

• Active inventory: 100
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$46
• HOA: −$400
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $47

Break-even live

Break-even rent $1,498

Max offer price $109,900

Occupancy floor 92%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6995 Carriage Hill Dr Brecksville, OH	2.0	1.5	1068	$1,600	$1.50	43d	1	0.08mi
6910 Carriage Hill Dr #103 Brecksville, OH	2.0	1.5	1007	$1,485	$1.47	43d	1	0.19mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $109,900 Active 52 DOM
2. 2026-06-17
   days on market $109,900 Active 51 DOM
3. 2026-06-16
   days on market $109,900 Active 50 DOM
4. 2026-06-15
   days on market $109,900 Active 49 DOM
5. 2026-06-13
   days on market $109,900 Active 47 DOM
6. 2026-06-09
   days on market $109,900 Active 43 DOM
7. 2026-06-08
   days on market $109,900 Active 42 DOM
8. 2026-06-07
   days on market $109,900 Active 41 DOM
9. 2026-06-05
   days on market $109,900 Active 38 DOM
10. 2026-06-03
    days on market $109,900 Active 37 DOM
11. 2026-06-02
    days on market $109,900 Active 36 DOM
12. 2026-06-01
    days on market $109,900 Active 35 DOM
13. 2026-05-31
    days on market $109,900 Active 34 DOM
14. 2026-04-28
    price $109,900 758-char remark
15. 2026-04-27
    listed $129,900 Active 758-char remark
16. 2023-10-30
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

17. 2023-03-28
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

18. 2023-03-28
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

19. 2023-03-28
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

20. 2020-08-25
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

21. 2019-06-28
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

22. 2015-05-16
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

23. 2013-11-15
    price $55,400 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

24. 2009-08-06
    soldstatus $44,700
25. 2008-07-01
    historical
26. 2008-04-08
    listed $55,900
27. 2001-09-18
    soldstatus $47,100 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

28. 2001-09-17
    soldstatus $47,225
29. 2001-08-06
    listed $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

30. 2000-09-30
    historical
31. 2000-03-30
    listed $59,900
32. 1999-04-20
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

33. 1999-04-20
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

34. 1999-04-20
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

35. 1999-04-20
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

36. 1999-04-20
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

37. 1999-04-20
    price $79,900 184-char remark

    Show marketing remark (184 chars)

    1st Floor Unit W/ 1st Floor Laundry Rm In This Building! Very Clean! Microwave & Fridge Stay! Newer Windows! Near Pool! Quiet Building! Lots Of Storage! Easy To Show! Call Agent!

38. 1990-08-23
    soldstatus $40,000
39. 1986-09-17
    soldstatus $45,900

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,698
• − Mortgage interest: −$6,156
• − Property taxes: −$1,937
• − Insurance: −$550
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$4,800
• − Depreciation: −$3,197
• Taxable loss: −$934
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $793/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: Brecksville-Broadview Heights City
• NCES district ID: 3904364
• Math proficiency: 85% ▼ -7.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $81,033
• Composite: 74.78/100
• National rank: #149
• State rank: #23 of 656 in OH

Livability — Brecksville

• Score: 77/100
• State rank: #183
• US rank: #2852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brecksville, OH
• County: Cuyahoga · 1,045,444 people
• City population: 13,954
• Metro: Cleveland, OH
• Population (ZIP): 13,954
• Household income: $127,347
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 7.6

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Asian 5% Black 1%
• Common ancestry: Romanian 17% Slovak 2% Italian 2%
• Foreign-born: 7% · South Korea, China
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -147.81%
• Current HPI: 196.4397
• 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

+139.4% since first listed

26 events — show timeline

• 2026-04-28 Price Changed $109,900 MLSNOW
• 2026-04-27 Listed $129,900 MLSNOW
• 2023-10-30 Price Changed $55,400 MLSNOW
• 2023-03-28 Price Changed $55,400 MLSNOW
• 2023-03-28 Price Changed $55,400 MLSNOW
• 2023-03-28 Price Changed $55,400 MLSNOW
• 2020-08-25 Price Changed $55,400 MLSNOW
• 2019-06-28 Price Changed $55,400 MLSNOW
• 2015-05-16 Price Changed $79,900 MLSNOW
• 2013-11-15 Price Changed $55,400 MLSNOW
• 2009-08-06 Sold (Public Records) $44,700 Public Records
• 2008-07-01 Listing Removed — MLSNOW
• 2008-04-08 Listed $55,900 MLSNOW
• 2001-09-18 Sold (MLS) $47,100 MLSNOW
• 2001-09-17 Sold (Public Records) $47,225 Public Records
• 2001-08-06 Listed $79,900 MLSNOW
• 2000-09-30 Listing Removed — MLSNOW
• 2000-03-30 Listed $59,900 MLSNOW
• 1999-04-20 Price Changed $79,900 MLSNOW
• 1999-04-20 Price Changed $79,900 MLSNOW
• 1999-04-20 Price Changed $79,900 MLSNOW
• 1999-04-20 Price Changed $79,900 MLSNOW
• 1999-04-20 Price Changed $79,900 MLSNOW
• 1999-04-20 Price Changed $79,900 MLSNOW
• 1990-08-23 Sold (Public Records) $40,000 Public Records
• 1986-09-17 Sold (Public Records) $45,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,937 · +0.0% YoY. Source: county tax records.