2923 Stanfield Dr · Parma, OH 44134

$196,000

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 1 Days on market

Built 1955 5,279 sqft lot Est $235k · 17% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Cape Cod in Parma offering comfort, character, and easy living. This 3-bedroom home features a functional layout with hardwood floors hidden beneath the carpet, just waiting to be uncovered and restored to their original beauty. With 2 full bathrooms—including one in the partially finished basement—there’s plenty of space for everyday living and entertaining. The basement provides additional flexibility for a rec room, home office, or guest area, and includes a washer/dryer, and glass block windows for added light and security. The kitchen comes fully equipped with all appliances staying, making your move-in a breeze. Outside, enjoy a back deck per

Key facts

• 5,279 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding exterior; Asphalt fiberglass roof
• Construction: Built (year source: public records)
• Exterior features: Lot recorded as 0.1212 acres

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Two main level bedrooms
• Bathrooms: Two full bathrooms; One main level bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Full, partially finished basement; Five total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Cap rate 7.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $196k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $196,000

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: 1.02% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $235,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2923 Stanfield Dr	0.00mi	3/2.0	1,131 (0%)	0mo	$196,000	$173	96
3203 Hetzel Dr	0.16mi	3/1.5	1,120 (-1%)	4mo	$250,000	$223	86
3003 Park Dr	0.12mi	3/1.0	1,064 (-6%)	1mo	$225,500	$212	84
2718 Klusner Ave	0.13mi	3/2.0	1,064 (-6%)	3mo	$215,000	$202	77
3415 Center Dr	0.24mi	2/1.0 (-1)	1,048 (-7%)	1mo	$165,000	$157	70
7224 Meadow Ln	0.64mi	3/1.0	1,144 (+1%)	0mo	$280,000	$245	68
3426 Center Dr	0.27mi	3/1.5	1,244 (+10%)	1mo	$225,000	$181	68
2440 Dentzler Rd	0.52mi	3/1.5	1,176 (+4%)	1mo	$250,000	$213	66
4209 Orchard Park Dr	0.64mi	3/2.0	1,120 (-1%)	2mo	$210,000	$188	63
7206 Meadow Ln	0.61mi	3/1.0	1,200 (+6%)	2mo	$250,000	$208	60
4206 Orchard Park Dr	0.65mi	3/1.0	1,056 (-7%)	3mo	$183,000	$173	56
2465 Dentzler Rd	0.54mi	3/2.0	984 (-13%)	2mo	$250,000	$254	47

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-10,077
• Equity at exit: $29,224

10-year hold

• IRR: 10.2%
• Equity multiple: 1.98×
• Total profit: $53,676
• Equity at exit: $16,946

Cash invested: $54,880 (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: $1,993 medium
• Mortgage (P&I): −$1,028
• Tax from tax record: −$290 /mo · $3,485/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $174

Break-even live

Break-even rent $1,772

Max offer price $196,000

Occupancy floor 86%

Sensitivity live

Price	-10% $285	-5% $230	+0% $174	+5% $119	+10% $63
Rent	-10% $17	-5% $95	+0% $174	+5% $253	+10% $332
Rate	-1.0pp $273	-0.5pp $224	base $174	+0.5pp $123	+1.0pp $72

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3415 Center Dr Cleveland, OH	3.0	1.0	1048	$1,995	$1.90	2d	1	0.26mi
5080 Whispering Oaks BLVD Parma, OH	3.0	2.0	1332	$1,799	$1.35	13d	1	0.93mi
6841 Day Dr Cleveland, OH	1.0–3.0	1.0–1.5	862	$1,525	$1.77	3d	5	1.34mi
7531 Biscayne Blvd Cleveland, OH	3.0	3.0	1476	$2,000	$1.36	2d	1	1.39mi

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   listed $196,000 Active
3. 1995-03-31
   soldstatus $75,000
4. 1989-04-24
   soldstatus $66,500
5. 1982-07-01
   soldstatus $53,000

ⓘ 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: $3,485 · $290/mo
• Projected year-2 tax: $3,485 · $290/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 ≥94°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: $23,911
• − Mortgage interest: −$10,979
• − Property taxes: −$3,485
• − Insurance: −$980
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$5,702
• Taxable loss: −$1,061
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,345/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

+269.8% since first listed

5 events — show timeline

• 2026-04-29 Pending — MLSNOW
• 2026-04-27 Listed $196,000 MLSNOW
• 1995-03-31 Sold (Public Records) $75,000 Public Records
• 1989-04-24 Sold (Public Records) $66,500 Public Records
• 1982-07-01 Sold (Public Records) $53,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,485 · -5.5% YoY. Source: county tax records.