5108 Meadow Wood Blvd · Lyndhurst, OH 44124

$325,000

3 bd · 2.5 ba · 1,935 sqft · SingleFamily public records · 3 Days on market

Built 1963 0.40 ac lot Est $457k · 29% under · waterfront

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Center Hall Ranch With Gorgeous Lake View. Terraced Deck. Xtra Rm Is Fla Room. Roof-8yrs, Furnce-6yrs, Exclud Fr Fixt Over Table. Check Out Wbfp, -not Used By Seller.

Key facts

• Private wooded lot
• Circular driveway
• Marble foyer entry

Tags

• CIRCULAR DRIVEWAY
• PRIVATE WOODED LOT
• EXPANSIVE 3-TIER WOOD DECK
• BREATHTAKING WATER VIEWS
• MARBLE FOYER ENTRY
• MARBLE MASONRY FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (11.7% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#76 in OH, #1,152 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunview Elementary School (math 57% / reading 47%, grade C-, #851 of 1,584 statewide, top 56%, 359 students, 36% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 179 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 42% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 32y 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 $168k; list at $325k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $285,977 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $457,144
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5027 Bristol Ct	0.45mi	3/2.5	1,945 (+0%)	6mo	$450,000	$231	73
5213 Meadow Wood Blvd	0.21mi	3/2.5	1,798 (-7%)	15mo	$315,000	$175	66
1896 Bromton Dr	0.53mi	3/2.5	2,102 (+9%)	9mo	$349,900	$166	53
1897 Winchester Rd	0.51mi	3/2.5	2,004 (+4%)	22mo	$290,000	$145	52
1768 Sunview Dr	0.70mi	3/1.5	1,934 (-0%)	13mo	$250,000	$129	52
4891 Countryside Rd	0.70mi	3/2.5	1,824 (-6%)	15mo	$450,000	$247	45
5145 Oakmont Dr	0.53mi	3/3.0	1,700 (-12%)	12mo	$335,000	$197	43
5443 Summit Rd	0.69mi	3/1.5	2,000 (+3%)	19mo	$200,000	$100	42
5419 Huron Rd	0.68mi	4/2.0 (+1)	1,754 (-9%)	8mo	$305,500	$174	39
4872 Countryside Rd	0.70mi	3/2.5	2,157 (+12%)	18mo	$420,100	$195	33

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-62,293
• Equity at exit: $48,459

10-year hold

• IRR: -8.9%
• Equity multiple: 0.41×
• Total profit: $-53,626
• Equity at exit: $28,100

Cash invested: $91,000 (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 44124

• Rents YoY: 4.5%
• Active inventory: 179
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,870 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$649 /mo · $7,782/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-221

Break-even live

Break-even rent $3,150

Max offer price $285,977

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-129	+0% $-221	+5% $-313	+10% $-405
Rent	-10% $-448	-5% $-334	+0% $-221	+5% $-108	+10% $6
Rate	-1.0pp $-57	-0.5pp $-138	base $-221	+0.5pp $-305	+1.0pp $-391

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Aldersgate Dr Cleveland, OH	4.0	2.5	2012	$2,850	$1.42	45d	1	0.87mi
27040 Cedar Rd Beachwood, OH	3.0	1.0–2.5	845	$1,881	$2.22	3d	99	0.93mi
2141 Halcyon Rd Beachwood, OH	4.0	2.5	2390	$4,000	$1.67	4d	1	0.96mi
24111 Edgehill Dr Beachwood, OH	4.0	2.5	1735	$2,750	$1.59	9d	1	1.01mi
1620 Brainard Rd Cleveland, OH	3.0	1.5	1501	$2,275	$1.52	16d	1	1.04mi
1270 Roland Rd Cleveland, OH	4.0	2.0	1720	$2,450	$1.42	45d	1	1.05mi
26600 George Zeiger Dr Beachwood, OH	1.0–3.0	1.0–3.0	1734	$5,375	$3.10	3d	40	1.08mi
24113 E Silsby Rd Beachwood, OH	4.0	2.5	1650	$2,700	$1.64	3d	1	1.09mi
5670 Cherokee Dr Cleveland, OH	4.0	2.0	1920	$1,950	$1.02	9d	1	1.11mi
26101 Village Ln #107 Beachwood, OH	2.0	2.0	1276	$2,500	$1.96	3d	1	1.12mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	45d	1	1.16mi
26900 Amhearst Cir Beachwood, OH	1.0–2.0	1.0–2.0	1070	$2,460	$2.30	3d	13	1.19mi
26150 Village Ln Beachwood, OH	1.0–3.0	1.5–2.0	1482	$3,550	$2.39	3d	9	1.21mi
28790 Addison Ct Pepper Pike, OH	2.0–3.0	2.5	2105	$6,100	$2.90	3d	3	1.32mi
28875 Addison Ct Cleveland, OH	3.0	2.5	2337	$4,975	$2.13	46d	1	1.34mi
2231 S Green Rd Unit 2 Cleveland, OH	2.0	1.0	1500	$1,800	$1.20	3d	1	1.38mi
2056 Laurelhill Dr Cleveland, OH	4.0	2.5	2482	$2,500	$1.01	4d	1	1.46mi
1678 Byron Dr Cleveland, OH	3.0	2.0	2390	$2,200	$0.92	13d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $325,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $325,000 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: $7,782 · $649/mo
• Projected year-2 tax: $7,782 · $649/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 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,441
• − Mortgage interest: −$18,205
• − Property taxes: −$7,782
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − Depreciation: −$9,455
• Taxable loss: −$8,136
• Est. tax savings @ 24.0%: +$1,953
• After-tax cash flow: $-698/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — Lyndhurst

• Score: 82/100
• State rank: #76
• US rank: #1152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyndhurst, OH
• County: Cuyahoga County · 1,090,369 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 39,779
• Household income: $82,392
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1286.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 4% Other Indo-European 4% Spanish 3%

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: ▼ -212.96%
• Current HPI: 164.108
• Rent YoY: ▲ 4.45%
• 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

+85.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $325,000 MLSNOW
• 1995-03-15 Sold (Public Records) $168,000 Public Records
• 1995-03-15 Sold (MLS) $168,000 MLSNOW
• 1994-12-07 Listed $175,000 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $7,782 · +11.3% YoY. Source: county tax records.