4350 Wooster Rd · Fairview Park, OH 44126

$409,900

4 bd · 2.5 ba · 2,048 sqft · SingleFamily public records · 9 Days on market

Built 1952 9,944 sqft lot $200/sqft · at area comps Est $417k · at est.

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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 +20.7/30.0
• ARV discount +8.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Cape Cod bungalow located in a very desirable area of Fairview Park. With 4 beds, 2.5 baths, and attached 2-car garage, this home provides ample room for your family's needs. The home features 2 wood-burning fireplaces, adding warmth and character to the living areas. Central air ensures year-round comfort throughout the home. You'll find deep closets in the spacious bedrooms. The inviting 3-season room is perfect for enjoying the outdoors in a cozy enclosed porch setting. Discover a unique feature in the basement—an existing bomb shelter, adding a historical touch to the property. The partially finished basement offers additional living space and presents an opportunity for updating and customization. Enjoy the natural light streaming through the bay window, adding a touch of elegance to the interior. All appliances stay, making moving in a breeze. Outside, you'll find a very large enclosed backyard, offering plenty of space for outdoor activities and relaxa

Key facts

• Remodeled kitchen
• Oversized patio
• Refinished basement

Tags

• OVERSIZED PATIO
• 3-SEASON ROOM
• HARDWOOD FLOORS
• REMODELED KITCHEN
• REFINISHED BASEMENT
• CELLAR CANNING STORAGE

Property features AI

Exterior

• Parking: Attached garage (2 cars); Paved driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; Brick construction; Asphalt/fiberglass roof
• Construction: Brick construction; Asphalt/fiberglass roof; Below-grade finished area (basement) and above-grade finished area noted
• Exterior features: Enclosed porch/sunroom; Patio; Porch; Shed(s); Flat, level lot with 65x153 dimensions

Interior

• Kitchen: Eat-in kitchen; Refrigerator; Range; Microwave; Dishwasher
• Bedrooms: Two main-level bedrooms; Second-floor bedroom with hardwood flooring; Second-floor bedroom with walk-in closet and hardwood flooring; First-floor bedroom with carpet; First-floor bedroom with carpet
• Flooring: Hardwood flooring in several rooms (living room, dining room, upstairs bedrooms); Carpet in some first-floor bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Cedar closets; Eat-in kitchen; Sunroom; Partially finished basement with storage space; Built-in features in dining room; Fireplace in living room
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $410k).
• Cap rate 7.9% vs local median 3.0% in Fairview 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 84/100 on livability (#56 in OH, #771 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: commute F.
• Fairview Park City (suburban): math 53% / reading 65% proficiency, ranked #297 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $4,330/mo this rent would consume 67% of the median local household income ($78k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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.
• 2 sale attempts since 3y 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.
• Current owner paid $305k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $409,900

Questions for the listing agent

1. Built in 1952 — 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 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?
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: 1.06% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $417,286
• List price: $409,900
• Delta: -1.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4291 W 196th St	0.21mi	4/2.0	2,032 (-1%)	1mo	$437,000	$215	86
19560 Lorain Rd	0.21mi	5/2.5 (+1)	1,953 (-5%)	8mo	$200,000	$102	71
4190 Wooster Rd	0.16mi	3/3.5 (-1)	2,290 (+12%)	2mo	$625,000	$273	62
20110 Carolyn Ave	0.20mi	4/2.5	2,328 (+14%)	12mo	$510,000	$219	58
19529 Westover Ave	0.48mi	3/2.5 (-1)	2,112 (+3%)	14mo	$652,000	$309	56
20893 Belvidere Ave	0.59mi	3/2.0 (-1)	2,197 (+7%)	1mo	$316,525	$144	52
19575 Henry Rd	0.42mi	3/1.5 (-1)	1,808 (-12%)	7mo	$443,000	$245	46
19241 S Sagamore Rd	0.44mi	3/1.5 (-1)	1,788 (-13%)	5mo	$460,000	$257	45
20950 Woodstock Ave	0.59mi	3/2.5 (-1)	1,793 (-12%)	4mo	$360,000	$201	44
20857 Fairpark Dr	0.69mi	4/2.5	1,744 (-15%)	2mo	$321,000	$184	42
20933 Northwood Ave	0.59mi	3/2.5 (-1)	1,840 (-10%)	11mo	$357,000	$194	41
20877 Fairpark Dr	0.70mi	5/2.5 (+1)	2,286 (+12%)	6mo	$375,000	$164	38

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-31,191
• Equity at exit: $61,117

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $18,448
• Equity at exit: $35,441

Cash invested: $114,772 (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 44126

• Active inventory: 63
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,330 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$549 /mo · $6,584/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $552

Break-even live

Break-even rent $3,632

Max offer price $409,900

Occupancy floor 82%

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2761 Forestview Ave Rocky River, OH	3.0	1.5	1684	$2,295	$1.36	43d	1	1.02mi
18031 Larchwood Ave Unit 1496131P Cleveland, OH	4.0	2.5	2098	$7,977	$3.80	2d	1	1.07mi
21216 N Park Dr Cleveland, OH	4.0	1.5	2150	$2,325	$1.08	1d	1	1.15mi

Listing history 7 events

1. 2026-05-12
   listed $409,900 Active 1042-char remark
2. 2023-08-29
   soldstatus $305,000
3. 2023-08-25
   soldstatus $305,000 Closed 1004-char remark

   Show marketing remark (1004 chars)

   Welcome to this charming Cape Cod bungalow located in a very desirable area of Fairview Park. With 4 beds, 2.5 baths, and attached 2-car garage, this home provides ample room for your family's needs. The home features 2 wood-burning fireplaces, adding warmth and character to the living areas. Central air ensures year-round comfort throughout the home. You'll find deep closets in the spacious bedrooms. The inviting 3-season room is perfect for enjoying the outdoors in a cozy enclosed porch setting. Discover a unique feature in the basement—an existing bomb shelter, adding a historical touch to the property. The partially finished basement offers additional living space and presents an opportunity for updating and customization. Enjoy the natural light streaming through the bay window, adding a touch of elegance to the interior. All appliances stay, making moving in a breeze. Outside, you'll find a very large enclosed backyard, offering plenty of space for outdoor activities and relaxa

4. 2023-07-31
   historical Contingent 1004-char remark

   Show marketing remark (1004 chars)

   Welcome to this charming Cape Cod bungalow located in a very desirable area of Fairview Park. With 4 beds, 2.5 baths, and attached 2-car garage, this home provides ample room for your family's needs. The home features 2 wood-burning fireplaces, adding warmth and character to the living areas. Central air ensures year-round comfort throughout the home. You'll find deep closets in the spacious bedrooms. The inviting 3-season room is perfect for enjoying the outdoors in a cozy enclosed porch setting. Discover a unique feature in the basement—an existing bomb shelter, adding a historical touch to the property. The partially finished basement offers additional living space and presents an opportunity for updating and customization. Enjoy the natural light streaming through the bay window, adding a touch of elegance to the interior. All appliances stay, making moving in a breeze. Outside, you'll find a very large enclosed backyard, offering plenty of space for outdoor activities and relaxa

5. 2023-06-27
   price $350,000 1004-char remark

   Show marketing remark (1004 chars)

   Welcome to this charming Cape Cod bungalow located in a very desirable area of Fairview Park. With 4 beds, 2.5 baths, and attached 2-car garage, this home provides ample room for your family's needs. The home features 2 wood-burning fireplaces, adding warmth and character to the living areas. Central air ensures year-round comfort throughout the home. You'll find deep closets in the spacious bedrooms. The inviting 3-season room is perfect for enjoying the outdoors in a cozy enclosed porch setting. Discover a unique feature in the basement—an existing bomb shelter, adding a historical touch to the property. The partially finished basement offers additional living space and presents an opportunity for updating and customization. Enjoy the natural light streaming through the bay window, adding a touch of elegance to the interior. All appliances stay, making moving in a breeze. Outside, you'll find a very large enclosed backyard, offering plenty of space for outdoor activities and relaxa

6. 2023-06-12
   listed $410,000 Active 1004-char remark

   Show marketing remark (1004 chars)

   Welcome to this charming Cape Cod bungalow located in a very desirable area of Fairview Park. With 4 beds, 2.5 baths, and attached 2-car garage, this home provides ample room for your family's needs. The home features 2 wood-burning fireplaces, adding warmth and character to the living areas. Central air ensures year-round comfort throughout the home. You'll find deep closets in the spacious bedrooms. The inviting 3-season room is perfect for enjoying the outdoors in a cozy enclosed porch setting. Discover a unique feature in the basement—an existing bomb shelter, adding a historical touch to the property. The partially finished basement offers additional living space and presents an opportunity for updating and customization. Enjoy the natural light streaming through the bay window, adding a touch of elegance to the interior. All appliances stay, making moving in a breeze. Outside, you'll find a very large enclosed backyard, offering plenty of space for outdoor activities and relaxa

7. 1974-06-01
   soldstatus $52,000

ⓘ 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: $6,584 · $549/mo
• Projected year-2 tax: $6,584 · $549/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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,961
• − Mortgage interest: −$22,961
• − Property taxes: −$6,584
• − Insurance: −$2,050
• − Repairs & maintenance: −$4,157
• − Management: −$4,157
• − Depreciation: −$11,924
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $6,590/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: Fairview Park City
• NCES district ID: 3904397
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $53,674
• Composite: 50.55/100
• National rank: #1848
• State rank: #297 of 656 in OH

Livability — Fairview Park

• Score: 84/100
• State rank: #56
• US rank: #771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Park, OH
• County: Cuyahoga · 1,045,444 people
• City population: 17,012
• Metro: Cleveland, OH
• Population (ZIP): 17,012
• Household income: $77,944
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 11.6

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 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 2% Chinese 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: ▼ -205.22%
• Current HPI: 213.1104
• 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

+688.3% since first listed

8 events — show timeline

• 2026-05-21 Pending — MLSNOW
• 2026-05-12 Listed $409,900 MLSNOW
• 2023-08-29 Sold (Public Records) $305,000 Public Records
• 2023-08-25 Sold (MLS) $305,000 MLSNOW
• 2023-07-31 Contingent — MLSNOW
• 2023-06-27 Price Changed $350,000 MLSNOW
• 2023-06-12 Listed $410,000 MLSNOW
• 1974-06-01 Sold (Public Records) $52,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $6,584 · -1.0% YoY. Source: county tax records.