19513 Beverly Ave · Maple Heights, OH 44137

$140,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 12 Days on market

Built 1950 4,800 sqft lot Est $136k · at est.

---

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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• ARV discount +6.3/15.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely bungalow will surprise you as you walk in and see the open floor plan with wood floors, freshly painted, and redesigned kitchen. The kitchen offers all the appliances, granite counter tops, tile, and wood floors, and an island. The first floor offers two bedrooms, and a full bath. The upstairs has a large bedroom with attic storage, lots of closet space. The basement has a lovely rec room, with a bar, storage area and a full bath, laundry closet, and a second kitchen. All the updating was done less then 10 years. The roof is 6 years old. The yard offers a full size deck, and the whole house and garage were just painted 2020. The garage offers a whole house generator, and a irrigation system in the front yard, and a storage shed. The city inspection was ordered, and will be in November 9th. Seller will comply with all city violations.

Key facts

• Ample cabinetry
• Updated kitchen
• Granite countertops

Tags

• OPEN FIRST FLOOR LAYOUT
• HARDWOOD FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 70/100 on livability (#470 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools D+, crime D, employment D.
• Maple Heights City (suburban): math 14% / reading 25% proficiency, ranked #630 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+14.8%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $968 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 + 8.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $103k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1950 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $136,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18811 Waterbury Ave	0.41mi	3/1.0	1,092 (0%)	0mo	$168,500	$154	79
19312 Fairway Ave	0.57mi	3/1.5	1,092 (0%)	1mo	$82,500	$76	72
20648 Donny Brook Rd	0.58mi	3/2.0	1,094 (+0%)	1mo	$235,000	$215	70
19703 Fairway Ave	0.61mi	3/1.0	1,092 (0%)	0mo	$151,000	$138	70
5435 Beechwood Ave	0.37mi	3/1.5	1,184 (+8%)	1mo	$137,100	$116	67
20004 Libby Rd	0.23mi	3/1.0	1,240 (+14%)	1mo	$129,000	$104	64
18915 Longview Ave	0.59mi	3/1.0	1,040 (-5%)	1mo	$110,000	$106	62
339 Grand Blvd	0.54mi	3/1.0	1,193 (+9%)	1mo	$125,000	$105	57
20732 Applegate Rd	0.72mi	3/2.0	1,033 (-5%)	1mo	$169,900	$164	55
5234 Erwin St	0.52mi	4/1.5 (+1)	1,204 (+10%)	1mo	$185,000	$154	53
5100 Erwin St	0.66mi	3/2.0	1,192 (+9%)	1mo	$149,000	$125	51
5585 South Blvd	0.67mi	3/2.0	1,251 (+15%)	1mo	$138,000	$110	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,584
• Equity at exit: $20,874

10-year hold

• IRR: 17.5%
• Equity multiple: 2.81×
• Total profit: $70,922
• Equity at exit: $12,105

Cash invested: $39,200 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 84
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$734
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $301

Break-even live

Break-even rent $1,326

Max offer price $140,000

Occupancy floor 77%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	1d	1	0.13mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	0.27mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	1d	1	0.29mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	21d	1	0.30mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	4d	1	0.33mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	7d	1	0.33mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	0.33mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	0.38mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	44d	1	0.39mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	2d	1	0.39mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	44d	1	0.41mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	0.41mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	4d	1	0.45mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	14d	1	0.46mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	16d	1	0.47mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	2d	1	0.49mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.50mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	0.50mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	16d	1	0.51mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	7d	1	0.52mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	1d	1	0.53mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	7d	1	0.55mi
5383 Sunnyslope Rd Maple Heights, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	4d	2	0.55mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	0.56mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.58mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	0.58mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	2d	1	0.61mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.61mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	1d	1	0.63mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	44d	1	0.68mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	44d	1	0.70mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	44d	1	0.71mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	44d	1	0.71mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	44d	1	0.76mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	7d	1	0.83mi
21418 Raymond St Maple Heights, OH	3.0	2.0	1158	$1,695	$1.46	14d	1	0.85mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	23d	1	0.87mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.87mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	7d	1	0.88mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	0.88mi

Listing history 15 events

1. 2026-06-16
   status $140,000 Pending 12 DOM
2. 2026-06-15
   days on market $140,000 Active 12 DOM
3. 2026-06-13
   days on market $140,000 Active 10 DOM
4. 2026-06-10
   status $140,000 Active 6 DOM
5. 2026-04-18
   status Pending
6. 2026-04-11
   listed $140,000 Active
7. 2020-12-31
   soldstatus $103,000
8. 2020-12-21
   soldstatus $103,000 Closed 857-char remark

   Show marketing remark (857 chars)

   This lovely bungalow will surprise you as you walk in and see the open floor plan with wood floors, freshly painted, and redesigned kitchen. The kitchen offers all the appliances, granite counter tops, tile, and wood floors, and an island. The first floor offers two bedrooms, and a full bath. The upstairs has a large bedroom with attic storage, lots of closet space. The basement has a lovely rec room, with a bar, storage area and a full bath, laundry closet, and a second kitchen. All the updating was done less then 10 years. The roof is 6 years old. The yard offers a full size deck, and the whole house and garage were just painted 2020. The garage offers a whole house generator, and a irrigation system in the front yard, and a storage shed. The city inspection was ordered, and will be in November 9th. Seller will comply with all city violations.

9. 2020-11-01
   historical Contingent 857-char remark

   Show marketing remark (857 chars)

   This lovely bungalow will surprise you as you walk in and see the open floor plan with wood floors, freshly painted, and redesigned kitchen. The kitchen offers all the appliances, granite counter tops, tile, and wood floors, and an island. The first floor offers two bedrooms, and a full bath. The upstairs has a large bedroom with attic storage, lots of closet space. The basement has a lovely rec room, with a bar, storage area and a full bath, laundry closet, and a second kitchen. All the updating was done less then 10 years. The roof is 6 years old. The yard offers a full size deck, and the whole house and garage were just painted 2020. The garage offers a whole house generator, and a irrigation system in the front yard, and a storage shed. The city inspection was ordered, and will be in November 9th. Seller will comply with all city violations.

10. 2020-10-30
    listed $97,500 Active 857-char remark

    Show marketing remark (857 chars)

    This lovely bungalow will surprise you as you walk in and see the open floor plan with wood floors, freshly painted, and redesigned kitchen. The kitchen offers all the appliances, granite counter tops, tile, and wood floors, and an island. The first floor offers two bedrooms, and a full bath. The upstairs has a large bedroom with attic storage, lots of closet space. The basement has a lovely rec room, with a bar, storage area and a full bath, laundry closet, and a second kitchen. All the updating was done less then 10 years. The roof is 6 years old. The yard offers a full size deck, and the whole house and garage were just painted 2020. The garage offers a whole house generator, and a irrigation system in the front yard, and a storage shed. The city inspection was ordered, and will be in November 9th. Seller will comply with all city violations.

11. 2020-10-23
    historical $97,500 857-char remark

    Show marketing remark (857 chars)

    This lovely bungalow will surprise you as you walk in and see the open floor plan with wood floors, freshly painted, and redesigned kitchen. The kitchen offers all the appliances, granite counter tops, tile, and wood floors, and an island. The first floor offers two bedrooms, and a full bath. The upstairs has a large bedroom with attic storage, lots of closet space. The basement has a lovely rec room, with a bar, storage area and a full bath, laundry closet, and a second kitchen. All the updating was done less then 10 years. The roof is 6 years old. The yard offers a full size deck, and the whole house and garage were just painted 2020. The garage offers a whole house generator, and a irrigation system in the front yard, and a storage shed. The city inspection was ordered, and will be in November 9th. Seller will comply with all city violations.

12. 1997-10-10
    soldstatus $68,000 249-char remark

    Show marketing remark (249 chars)

    Enjoy This Fabulous Bungalow Seconds From Stafford Park. Swimming, Tennis, Baseball And Park Programs. Eat-in Kitchen, Finished Recrm, Deck. Don; t Miss This One. Priced To Sell With Much To Offer. Seller To Pay $1000 Towards Purchasers Closing Cost

13. 1997-09-23
    soldstatus $68,000
14. 1997-09-04
    historical 249-char remark

    Show marketing remark (249 chars)

    Enjoy This Fabulous Bungalow Seconds From Stafford Park. Swimming, Tennis, Baseball And Park Programs. Eat-in Kitchen, Finished Recrm, Deck. Don; t Miss This One. Priced To Sell With Much To Offer. Seller To Pay $1000 Towards Purchasers Closing Cost

15. 1997-06-04
    listed $71,000 249-char remark

    Show marketing remark (249 chars)

    Enjoy This Fabulous Bungalow Seconds From Stafford Park. Swimming, Tennis, Baseball And Park Programs. Eat-in Kitchen, Finished Recrm, Deck. Don; t Miss This One. Priced To Sell With Much To Offer. Seller To Pay $1000 Towards Purchasers Closing Cost

ⓘ 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: $3,063 · $255/mo
• Projected year-2 tax: $3,063 · $255/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 ≥96°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: $20,488
• − Mortgage interest: −$7,842
• − Property taxes: −$3,063
• − Insurance: −$700
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,073
• Taxable income: $1,532
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $3,245/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: Maple Heights City
• NCES district ID: 3904430
• Math proficiency: 14% ▼ -22.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $38,856
• Composite: 16.39/100
• National rank: #9197
• State rank: #630 of 656 in OH

Livability — Maple Heights

• Score: 70/100
• State rank: #470
• US rank: #7818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 23,285
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 23,285
• Household income: $53,918
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 971.0

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 Black (74%)
• Race & ethnicity: Black 74% White 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 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: ▼ -87.37%
• Current HPI: 164.4326
• Rent YoY: ▲ 14.82%
• 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

+97.2% since first listed

11 events — show timeline

• 2026-04-18 Pending — MLSNOW
• 2026-04-11 Listed $140,000 MLSNOW
• 2020-12-31 Sold (Public Records) $103,000 Public Records
• 2020-12-21 Sold (MLS) $103,000 MLSNOW
• 2020-11-01 Contingent — MLSNOW
• 2020-10-30 Listed $97,500 MLSNOW
• 2020-10-23 Coming Soon $97,500 MLSNOW
• 1997-10-10 Sold (MLS) $68,000 MLSNOW
• 1997-09-23 Sold (Public Records) $68,000 Public Records
• 1997-09-04 Listing Removed — MLSNOW
• 1997-06-04 Listed $71,000 MLSNOW

Property tax history

+6.4%/yr

Latest (2025): $3,063 · -10.1% YoY. Source: county tax records.