4312 Kenmore Ave · Parma, OH 44134

$159,000

2 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 80 Days on market

Built 1929 5,227 sqft lot $127/sqft · 19% below area Est $195k · 19% under ↓ 2% since listing

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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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid, classic Cape Cod brimming with potential! This charming 2-bedroom, 1-bath home features timeless details and solid bones, offering a wonderful opportunity to make it your own. The first floor includes a bedroom, a full bathroom, a spacious living room, a formal dining room, and a comfortable den—providing flexible living space. Upstairs, you’ll find a generously sized second bedroom. Hardwood floors run throughout the entire home, adding warmth and character. Enjoy three wood-burning fireplaces, perfect for cozy evenings. Recent updates include a new furnace (2024) and a roof approximately 8-10 years old. Conveniently located with easy access to major highways, this home combines classic charm with everyday convenience.

Key facts

• New furnace
• Recent roof updates
• Hardwood floors

Tags

• WOOD BURNING FIREPLACES
• HARDWOOD FLOORS
• FLEXIBLE LIVING SPACE
• NEW FURNACE
• RECENT ROOF UPDATES
• EASY ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $77 ($921/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.0% in Parma — 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 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); 121 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.2

CMA / ARV

• ARV (median comp): $195,210
• List price: $159,000
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4312 Kenmore Ave	0.00mi	2/1.0	1,255 (0%)	1mo	$130,000	$104	100
3908 Kenmore Ave	0.11mi	3/1.5 (+1)	1,242 (-1%)	0mo	$151,000	$122	86
5857 W 54th St	0.52mi	3/2.0 (+1)	1,276 (+2%)	1mo	$190,000	$149	63
3423 Russell Ave	0.54mi	3/2.0 (+1)	1,232 (-2%)	0mo	$205,000	$166	62
5107 Krueger Ave	0.35mi	2/2.0	1,092 (-13%)	2mo	$173,000	$158	56
5706 Virginia Ave	0.56mi	3/2.0 (+1)	1,172 (-7%)	0mo	$265,000	$226	54
4911 Tuxedo Ave	0.58mi	3/2.0 (+1)	1,336 (+6%)	0mo	$220,000	$165	53
5710 Alber Ave	0.61mi	3/2.0 (+1)	1,326 (+6%)	1mo	$212,000	$160	52
5271 W 49th St	0.65mi	3/1.0 (+1)	1,147 (-9%)	1mo	$210,000	$183	50
3810 Russell Ave	0.49mi	3/2.0 (+1)	1,088 (-13%)	0mo	$189,900	$175	45
4606 Lincoln Ave	0.43mi	3/2.0 (+1)	1,070 (-15%)	1mo	$184,700	$173	45
2929 Commonwealth Dr	0.72mi	3/2.0 (+1)	1,092 (-13%)	1mo	$225,000	$206	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.72×
• Total profit: $-12,278
• Equity at exit: $23,707

10-year hold

• IRR: 8.2%
• Equity multiple: 1.78×
• Total profit: $34,700
• Equity at exit: $13,747

Cash invested: $44,520 (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: 121
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$834
• Tax from tax record: −$296 /mo · $3,554/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $77

Break-even live

Break-even rent $1,514

Max offer price $159,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $122	+0% $77	+5% $32	+10% $-13
Rent	-10% $-51	-5% $13	+0% $77	+5% $140	+10% $204
Rate	-1.0pp $157	-0.5pp $117	base $77	+0.5pp $36	+1.0pp $-6

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	2d	1	0.43mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	44d	1	0.45mi
3027 Fortune Ave Unit 1 Parma, OH	2.0	1.0	880	$1,175	$1.34	44d	1	0.54mi
4407 Woodway Ave Cleveland, OH	3.0	2.0	1728	$1,750	$1.01	24d	1	0.60mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	5d	1	0.61mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	8d	1	0.61mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	44d	1	0.62mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	15d	1	0.65mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	24d	1	0.71mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	44d	1	0.77mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	8d	1	0.78mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	958	$1,300	$1.36	8d	1	0.81mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	946	$1,300	$1.37	5d	1	0.81mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	3d	1	0.90mi
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	44d	1	0.93mi
6099 Ridge Rd Cleveland, OH	2.0	1.0	1020	$1,200	$1.18	22d	1	1.25mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	44d	1	1.49mi

Listing history 11 events

1. 2026-05-07
   status Pending 748-char remark

   Show marketing remark (748 chars)

   Solid, classic Cape Cod brimming with potential! This charming 2-bedroom, 1-bath home features timeless details and solid bones, offering a wonderful opportunity to make it your own. The first floor includes a bedroom, a full bathroom, a spacious living room, a formal dining room, and a comfortable den—providing flexible living space. Upstairs, you’ll find a generously sized second bedroom. Hardwood floors run throughout the entire home, adding warmth and character. Enjoy three wood-burning fireplaces, perfect for cozy evenings. Recent updates include a new furnace (2024) and a roof approximately 8-10 years old. Conveniently located with easy access to major highways, this home combines classic charm with everyday convenience.

2. 2026-04-02
   price $159,000 748-char remark

   Show marketing remark (748 chars)

   Solid, classic Cape Cod brimming with potential! This charming 2-bedroom, 1-bath home features timeless details and solid bones, offering a wonderful opportunity to make it your own. The first floor includes a bedroom, a full bathroom, a spacious living room, a formal dining room, and a comfortable den—providing flexible living space. Upstairs, you’ll find a generously sized second bedroom. Hardwood floors run throughout the entire home, adding warmth and character. Enjoy three wood-burning fireplaces, perfect for cozy evenings. Recent updates include a new furnace (2024) and a roof approximately 8-10 years old. Conveniently located with easy access to major highways, this home combines classic charm with everyday convenience.

3. 2026-02-15
   listed $169,000 Active 748-char remark

   Show marketing remark (748 chars)

   Solid, classic Cape Cod brimming with potential! This charming 2-bedroom, 1-bath home features timeless details and solid bones, offering a wonderful opportunity to make it your own. The first floor includes a bedroom, a full bathroom, a spacious living room, a formal dining room, and a comfortable den—providing flexible living space. Upstairs, you’ll find a generously sized second bedroom. Hardwood floors run throughout the entire home, adding warmth and character. Enjoy three wood-burning fireplaces, perfect for cozy evenings. Recent updates include a new furnace (2024) and a roof approximately 8-10 years old. Conveniently located with easy access to major highways, this home combines classic charm with everyday convenience.

4. 2024-03-21
   soldstatus $145,000
5. 2024-01-29
   soldstatus $115,000
6. 2024-01-26
   soldstatus $115,000 Closed 402-char remark

   Show marketing remark (402 chars)

   Parma Cape Cod home, one owner, built almost a century ago is dated with charm and ready for occupancy. Add your own creative touches to bring forth into the new age. This home offers 3 fireplaces and a beautiful double corner lot 10105.92 square feet/. 232 acres for gardening and family functions. The basement is unfinished, for extra space and also offers another separate shower, sink and toilet.

7. 2023-07-23
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Parma Cape Cod home, one owner, built almost a century ago is dated with charm and ready for occupancy. Add your own creative touches to bring forth into the new age. This home offers 3 fireplaces and a beautiful double corner lot 10105.92 square feet/. 232 acres for gardening and family functions. The basement is unfinished, for extra space and also offers another separate shower, sink and toilet.

8. 2023-07-22
   historical 402-char remark

   Show marketing remark (402 chars)

   Parma Cape Cod home, one owner, built almost a century ago is dated with charm and ready for occupancy. Add your own creative touches to bring forth into the new age. This home offers 3 fireplaces and a beautiful double corner lot 10105.92 square feet/. 232 acres for gardening and family functions. The basement is unfinished, for extra space and also offers another separate shower, sink and toilet.

9. 2023-07-20
   price $125,900 402-char remark

   Show marketing remark (402 chars)

   Parma Cape Cod home, one owner, built almost a century ago is dated with charm and ready for occupancy. Add your own creative touches to bring forth into the new age. This home offers 3 fireplaces and a beautiful double corner lot 10105.92 square feet/. 232 acres for gardening and family functions. The basement is unfinished, for extra space and also offers another separate shower, sink and toilet.

10. 2023-07-03
    price $142,900 402-char remark

    Show marketing remark (402 chars)

    Parma Cape Cod home, one owner, built almost a century ago is dated with charm and ready for occupancy. Add your own creative touches to bring forth into the new age. This home offers 3 fireplaces and a beautiful double corner lot 10105.92 square feet/. 232 acres for gardening and family functions. The basement is unfinished, for extra space and also offers another separate shower, sink and toilet.

11. 2023-06-23
    listed $162,900 Active 402-char remark

    Show marketing remark (402 chars)

    Parma Cape Cod home, one owner, built almost a century ago is dated with charm and ready for occupancy. Add your own creative touches to bring forth into the new age. This home offers 3 fireplaces and a beautiful double corner lot 10105.92 square feet/. 232 acres for gardening and family functions. The basement is unfinished, for extra space and also offers another separate shower, sink and toilet.

ⓘ 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: $3,554 · $296/mo
• Projected year-2 tax: $3,554 · $296/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,336
• − Mortgage interest: −$8,906
• − Property taxes: −$3,554
• − Insurance: −$795
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,625
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,314/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

-2.4% since first listed

11 events — show timeline

• 2026-05-07 Pending — MLSNOW
• 2026-04-02 Price Changed $159,000 MLSNOW
• 2026-02-15 Listed $169,000 MLSNOW
• 2024-03-21 Sold (Public Records) $145,000 Public Records
• 2024-01-29 Sold (Public Records) $115,000 Public Records
• 2024-01-26 Sold (MLS) $115,000 MLSNOW
• 2023-07-23 Pending — MLSNOW
• 2023-07-22 Listing Removed — MLSNOW
• 2023-07-20 Price Changed $125,900 MLSNOW
• 2023-07-03 Price Changed $142,900 MLSNOW
• 2023-06-23 Listed $162,900 MLSNOW

Property tax history

+9.0%/yr

Latest (2025): $3,554 · +12.5% YoY. Source: county tax records.