5873 Doxmere Dr · Parma Heights, OH 44130

$154,900

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 2 Days on market

Built 1955 8,646 sqft lot Est $264k · 41% 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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.9/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in the desirable Royal Park subdivision of Parma Heights! Welcome to 5873 Doxmere Drive, a well-maintained split-level home owned and lovingly cared for by the same family for the past 39 years. This solid home offers 3 bedrooms, 1 full bath, and a layout that provides great living space and functionality. While the home reflects its original character and awaits modern cosmetic updates, it presents an exceptional opportunity for buyers looking to personalize a property and build instant equity. With great bones and a fantastic location, this home is truly a blank canvas awaiting a transformation. Conveniently located near schools, shopping, restaurants, entertainment, an

Key facts

• Fantastic location
• Great living space
• 8,646 sq ft lot

Tags

• GREAT LIVING SPACE
• FANTASTIC LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.5% vs local median 5.2% in Parma Heights — 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 72/100 on livability (#362 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities D-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 151 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1955 — 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: 1.10% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $263,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5873 Doxmere Dr	0.00mi	3/1.0	1,404 (0%)	1mo	$165,000	$118	99
5882 Kings Hwy	0.09mi	4/1.5 (+1)	1,452 (+3%)	7mo	$147,500	$102	78
10514 Snow Rd	0.43mi	2/2.0 (-1)	1,374 (-2%)	4mo	$260,000	$189	64
5817 Queens Hwy	0.33mi	3/1.5	1,204 (-14%)	2mo	$245,800	$204	57
5982 Maplecliff Dr	0.64mi	3/1.5	1,324 (-6%)	5mo	$249,500	$188	54
10500 Snow Rd	0.47mi	2/1.5 (-1)	1,280 (-9%)	9mo	$185,000	$145	49
10235 Halcyon Dr	0.69mi	3/2.0	1,455 (+4%)	12mo	$260,000	$179	48
5699 Onaway Oval	0.74mi	4/3.0 (+1)	1,419 (+1%)	5mo	$320,000	$226	46
6045 Edgebrook Blvd	0.58mi	2/2.0 (-1)	1,232 (-12%)	6mo	$241,000	$196	39
12241 Huffman Rd	0.65mi	3/1.5	1,218 (-13%)	9mo	$250,000	$205	38
6073 Edgebrook Blvd	0.61mi	3/2.0	1,579 (+12%)	11mo	$275,000	$174	38
11153 Stoneham Rd	0.74mi	3/1.0	1,576 (+12%)	12mo	$240,000	$152	35

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-15,934
• Equity at exit: $23,096

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,269
• Equity at exit: $13,393

Cash invested: $43,372 (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 44130

• Rents YoY: 2.7%
• Active inventory: 151
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$812
• Tax from tax record: −$313 /mo · $3,752/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $151

Break-even live

Break-even rent $1,506

Max offer price $154,900

Occupancy floor 86%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5930 Stumph Rd Cleveland, OH	1.0–2.0	1.0–2.0	905	$1,470	$1.62	1d	9	0.20mi
11540 Apache Dr Parma Heights, OH	2.0–3.0	1.0–2.0	1232	$2,040	$1.66	1d	23	0.26mi
6040 Stumph Rd Cleveland, OH	2.0–3.0	1.0–1.5	981	$1,140	$1.16	43d	1	0.35mi
6128 Stumph Rd Cleveland, OH	2.0	2.0	1075	$1,832	$1.70	1d	8	0.46mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	3d	1	0.74mi
6260 Pearl Rd Cleveland, OH	1.0–2.0	1.0–2.0	950	$1,465	$1.54	1d	17	0.82mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$1,850	$1.76	4d	1	1.06mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$2,000	$1.90	23d	1	1.06mi
6500 Beverly Dr Cleveland, OH	3.0	1.5	1341	$2,300	$1.72	23d	1	1.20mi
6333 W 130th St Cleveland, OH	3.0	2.0	1020	$2,000	$1.96	43d	1	1.23mi
6236 Westminster Dr Cleveland, OH	3.0	1.0	1131	$1,700	$1.50	14d	1	1.34mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	43d	1	1.38mi
6536 Lawnwood Ave Unit 1496105P Parma Heights, OH	3.0	2.0	1087	$6,186	$5.69	1d	1	1.43mi
6558 Lawnwood Ave Cleveland, OH	3.0	2.0	1331	$2,100	$1.58	1d	1	1.46mi

Listing history 4 events

1. 2026-04-07
   soldstatus $165,000
2. 2026-03-18
   status Pending
3. 2026-03-16
   listed $154,900 Active
4. 1987-08-11
   soldstatus $68,500

ⓘ 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: $3,752 · $313/mo
• Projected year-2 tax: $3,752 · $313/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,357
• − Mortgage interest: −$8,677
• − Property taxes: −$3,752
• − Insurance: −$774
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,506
• Taxable loss: −$609
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,954/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma Heights

• Score: 72/100
• State rank: #362
• US rank: #5875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 49,679
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• 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

+140.9% since first listed

4 events — show timeline

• 2026-04-07 Sold (Public Records) $165,000 Public Records
• 2026-03-18 Pending — MLSNOW
• 2026-03-16 Listed $154,900 MLSNOW
• 1987-08-11 Sold (Public Records) $68,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,752 · -5.6% YoY. Source: county tax records.