6526 Westminster Dr · Parma, OH 44129

$99,900

4 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 1 Days on market

Built 1951 4,839 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! 4 BEDROOM, 1 BATH CAPE COD WITH BASEMENT. ROOF APPROXIMATELY 6-7 YEARS OLD. BEAUTIFUL WOOD FLOORING IN BEDROOMS. BEING SOLD AS IS.

Key facts

• 4,839 sq ft lot
• Built 1951

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.5% 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 (+4.3%/yr); 85 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 31% of the median local income ($71k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.83% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.87%
• DSCR: 2.15
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $236,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6584 Westminster Dr	0.10mi	4/1.0	1,219 (-5%)	2mo	$169,000	$139	85
9300 Manorford Rd	0.31mi	3/1.0 (-1)	1,229 (-4%)	2mo	$161,000	$131	72
6329 Nelwood Rd	0.35mi	3/1.0 (-1)	1,218 (-5%)	1mo	$215,000	$177	69
6355 Dellrose Dr	0.61mi	3/1.0 (-1)	1,270 (-1%)	0mo	$230,000	$181	64
6365 Doncaster Ave	0.47mi	4/2.0	1,356 (+6%)	3mo	$249,900	$184	62
6494 S Canterbury Rd	0.20mi	3/2.0 (-1)	1,431 (+11%)	2mo	$182,000	$127	61
8208 Wainstead Dr	0.49mi	4/3.0	1,357 (+6%)	1mo	$299,900	$221	59
8014 Lanyard Dr	0.72mi	4/2.0	1,236 (-4%)	2mo	$250,000	$202	54
8318 Lanyard Dr	0.69mi	3/2.0 (-1)	1,219 (-5%)	1mo	$265,000	$217	49
9326 Ackley Rd	0.51mi	3/2.0 (-1)	1,102 (-14%)	0mo	$191,000	$173	44
8016 Pelham Dr	0.67mi	3/1.0 (-1)	1,111 (-14%)	0mo	$235,000	$212	41
6370 Stratford Dr	0.57mi	3/2.0 (-1)	1,115 (-13%)	3mo	$240,000	$215	40

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.88×
• Total profit: $24,740
• Equity at exit: $14,895

10-year hold

• IRR: 30.3%
• Equity multiple: 3.92×
• Total profit: $81,599
• Equity at exit: $8,638

Cash invested: $27,972 (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 44129

• Rents YoY: 4.3%
• Active inventory: 85
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$524
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $603

Break-even live

Break-even rent $1,063

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 Salisbury Dr Cleveland, OH	3.0	2.0	1088	$1,950	$1.79	7d	1	0.07mi
7903 Ackley Rd Unit 7903 Parma, OH	3.0	1.0	1100	$1,600	$1.45	44d	1	0.43mi
6236 Westminster Dr Cleveland, OH	3.0	1.0	1131	$1,700	$1.50	14d	1	0.48mi
9235 N Church Dr Cleveland, OH	1.0–3.0	1.0–2.0	814	$1,540	$1.89	2d	63	0.54mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$1,850	$1.76	4d	1	0.58mi
9474 Roxbury Rd Cleveland, OH	3.0	2.0	1050	$2,000	$1.90	23d	1	0.58mi
7906 Lanyard Dr Unit 1496071P Parma, OH	4.0	1.5	1227	$5,834	$4.75	7d	1	0.70mi
6841 Day Dr Cleveland, OH	1.0–3.0	1.0–1.5	862	$1,525	$1.77	2d	5	0.89mi
5876 Wickfield Dr Cleveland, OH	5.0	2.0	1316	$1,900	$1.44	1d	1	1.13mi
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	1d	1	1.19mi
5080 Whispering Oaks BLVD Parma, OH	3.0	2.0	1332	$1,799	$1.35	12d	1	1.27mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	3d	1	1.30mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	7d	1	1.44mi

Listing history 2 events

1. 2026-03-08
   status Pending
2. 2026-03-04
   listed $99,900 Active

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $3,292 · $274/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: $21,917
• − Mortgage interest: −$5,596
• − Property taxes: −$3,292
• − Insurance: −$500
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$2,906
• Taxable income: $6,117
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,768/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): 28,800
• Household income: $70,651
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 12% Subsaharan African 3% Scandinavian 1%
• Foreign-born: 11% · Canada, India, Vietnam
• Languages at home: 82% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -143.31%
• Current HPI: 184.2628
• Rent YoY: ▲ 4.29%
• 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 events — show timeline

• 2026-03-08 Pending — MLSNOW
• 2026-03-04 Listed $99,900 MLSNOW

Property tax history

+8.7%/yr

Latest (2025): $3,292 · +19.9% YoY. Source: county tax records.