3326 Lincoln Ave · Parma, OH 44134

$194,900

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 1 Days on market

Built 1935 5,719 sqft lot Est $219k · 11% under

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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).

• Cash flow +14.0/30.0
• ARV discount +12.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this cozy and beautifully updated 4-bedroom, 2-bath residence featuring new carpet, fresh interior paint, and updated light fixtures throughout. The flexible floor plan offers a spacious main-floor bedroom, while three additional upstairs bedrooms are ideal for family, guests, a home office, or extra storage. With two full bathrooms, the layout provides added comfort and convenience for everyday living. The bright, inviting interior is move-in ready, and the washer and dryer are included. Step outside to enjoy the fully fenced backyard with a privacy fence—perfect for entertaining, pets, or relaxing outdoors. Conveniently located near shopping, dining, parks, schools,

Key facts

• New carpet
• Flexible floor plan
• Fresh interior paint

Tags

• NEW CARPET
• FRESH INTERIOR PAINT
• UPDATED LIGHT FIXTURES
• FLEXIBLE FLOOR PLAN
• SPACIOUS MAIN-FLOOR BEDROOM
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Home warranty included
• Construction: Frame construction with vinyl siding; Asphalt/fiberglass roof; Concrete perimeter foundation; Built according to public records
• Exterior features: Privacy fencing enclosing the yard; Shed(s) on the property

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Hot water heating; Radiator/steam heating; Ceiling fans; Window air conditioning unit(s)
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Recessed lighting; Full basement with partial finishing and storage space; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $23 ($282/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (13.4% below list).
• Recommended offer: $169k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Parma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, 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 fast (+10.6%/yr); 118 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; list at $195k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,732 (13.4% below list)

Questions for the listing agent

1. Built in 1935 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $219,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3423 Russell Ave	0.08mi	3/2.0	1,232 (+0%)	0mo	$205,000	$166	92
3908 Kenmore Ave	0.49mi	3/1.5	1,242 (+1%)	0mo	$151,000	$122	73
2902 Marmore Ave	0.36mi	4/2.0 (+1)	1,236 (+0%)	1mo	$230,000	$186	73
2819 Tuxedo Ave	0.26mi	3/1.5	1,104 (-10%)	1mo	$197,000	$178	68
3810 Russell Ave	0.23mi	3/2.0	1,088 (-12%)	0mo	$189,900	$175	66
2506 Torrington Ave	0.45mi	4/2.0 (+1)	1,200 (-2%)	0mo	$230,000	$192	65
4312 Kenmore Ave	0.56mi	2/1.0 (-1)	1,255 (+2%)	1mo	$130,000	$104	65
3111 Tuxedo Ave	0.14mi	3/2.0	1,050 (-15%)	1mo	$230,000	$219	65
5271 W 49th St	0.62mi	3/1.0	1,147 (-7%)	1mo	$210,000	$183	59
2436 Tuxedo Ave	0.43mi	3/1.5	1,064 (-14%)	1mo	$220,000	$207	54
4911 Tuxedo Ave	0.64mi	3/2.0	1,336 (+8%)	0mo	$220,000	$165	52
4606 Lincoln Ave	0.51mi	3/2.0	1,070 (-13%)	1mo	$184,700	$173	49

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-21,168
• Equity at exit: $29,060

10-year hold

• IRR: 4.9%
• Equity multiple: 1.44×
• Total profit: $24,088
• Equity at exit: $16,851

Cash invested: $54,572 (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 44134

• Rents YoY: 10.6%
• Active inventory: 118
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$206 /mo · $2,475/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $23

Break-even live

Break-even rent $1,658

Max offer price $194,900

Occupancy floor 94%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	43d	1	0.17mi
3027 Fortune Ave Unit 2 Parma, OH	2.0	1.0	726	$1,150	$1.58	43d	1	0.24mi
3027 Fortune Ave Unit 1 Parma, OH	2.0	1.0	880	$1,175	$1.34	43d	1	0.24mi
2910 Fortune Ave Cleveland, OH	2.0	1.0	744	$1,775	$2.39	23d	1	0.27mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,125	$3.42	7d	1	0.30mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	43d	1	0.37mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	23d	1	0.49mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	1d	1	0.49mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	14d	1	0.50mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	43d	1	0.67mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	946	$1,300	$1.37	4d	1	0.83mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	958	$1,300	$1.36	7d	1	0.83mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	1d	1	1.01mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	7d	1	1.28mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $194,900 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: $2,475 · $206/mo
• Projected year-2 tax: $2,758 · $230/mo
• Expected delta: +$283/yr (+$24/mo · 11.4%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,248
• − Mortgage interest: −$10,917
• − Property taxes: −$2,475
• − Insurance: −$974
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,670
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $1,008/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

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 37,774
• Household income: $68,625
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 668.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 3%
• Common ancestry: Romanian 14% Subsaharan African 6% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Indo-European 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: ▼ -215.17%
• Current HPI: 184.0553
• Rent YoY: ▲ 10.56%
• 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

+464.9% since first listed

4 events — show timeline

• 2026-06-18 Listed $194,900 MLSNOW
• 2002-08-15 Sold (Public Records) $102,000 Public Records
• 1997-07-30 Sold (Public Records) $94,900 Public Records
• 1976-08-01 Sold (Public Records) $34,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,475 · -5.6% YoY. Source: county tax records.