1628 Longwood Dr · Mayfield Heights, OH 44124

$250,000

4 bd · 2.0 ba · 1,449 sqft · SingleFamily public records · 3 Days on market

Built 1953 7,501 sqft lot Est $293k · 15% under

---

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).

• ARV discount +14.1/15.0
• Cash flow +11.2/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Starter Home Eat-in Kitchen Great Floor Plan - Expansion Up

Key facts

• Large family room
• Modern updates
• 7,501 sq ft lot

Tags

• PRIVATE PRIMARY SUITE RETREAT
• LARGE FAMILY ROOM
• SPACIOUS FENCED BACKYARD
• MODERN UPDATES
• FLEXIBLE LIVING SPACE

Property features AI

Exterior

• Parking: Driveway parking; Garage (1-car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Vinyl siding exterior; Asphalt/fiberglass roof; Block foundation; Home warranty included
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Block foundation
• Exterior features: Private yard; Shed(s); Full wood fencing; Corner lot; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Granite counters
• Bedrooms: Three main-level bedrooms
• Bathrooms: Three full bathrooms; One main-level bathroom
• Heating & cooling: Forced-air heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Granite counters; Basement (finished space below grade)
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (13.9% below list).
• Recommended offer: $215k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Mayfield 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 80/100 on livability (#107 in OH, #1,609 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Mayfield City (suburban): math 56% / reading 71% proficiency, ranked #225 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.5%/yr); 176 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $250k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,212 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.86% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $292,698
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1662 Hawthorne Dr	0.10mi	3/2.5 (-1)	1,464 (+1%)	2mo	$312,000	$213	85
1722 Hawthorne Dr	0.23mi	4/2.0	1,404 (-3%)	0mo	$310,000	$221	84
1639 Edgefield Rd	0.40mi	4/3.0	1,510 (+4%)	2mo	$305,000	$202	69
1872 Bremerton Rd	0.53mi	3/2.5 (-1)	1,436 (-1%)	1mo	$340,000	$237	66
1390 Brainard Rd	0.54mi	3/1.5 (-1)	1,434 (-1%)	3mo	$343,500	$240	64
1409 Ford Rd	0.54mi	3/1.5 (-1)	1,476 (+2%)	2mo	$249,000	$169	63
1544 Edgefield Rd	0.45mi	4/2.0	1,583 (+9%)	2mo	$245,000	$155	62
5404 Beacon Rd	0.69mi	4/2.0	1,350 (-7%)	1mo	$245,000	$181	56
1339 Haverston Rd	0.69mi	3/1.5 (-1)	1,528 (+6%)	0mo	$285,000	$187	52
5839 Alberta Dr	0.56mi	3/2.5 (-1)	1,317 (-9%)	0mo	$295,000	$224	52
1284 Brainard Rd	0.71mi	4/1.5	1,331 (-8%)	2mo	$255,000	$192	50
1412 Belrose Rd	0.44mi	3/2.5 (-1)	1,640 (+13%)	2mo	$297,500	$181	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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-43,478
• Equity at exit: $37,276

10-year hold

• IRR: -6.7%
• Equity multiple: 0.54×
• Total profit: $-32,109
• Equity at exit: $21,615

Cash invested: $70,000 (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 44124

• Rents YoY: 4.5%
• Active inventory: 176
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$383 /mo · $4,593/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-98

Break-even live

Break-even rent $2,276

Max offer price $232,727

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-27	+0% $-98	+5% $-169	+10% $-239
Rent	-10% $-268	-5% $-183	+0% $-98	+5% $-13	+10% $72
Rate	-1.0pp $28	-0.5pp $-34	base $-98	+0.5pp $-163	+1.0pp $-228

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Brainard Rd Cleveland, OH	3.0	1.5	1501	$2,275	$1.52	15d	1	0.26mi
1547 Commodore Rd Cleveland, OH	3.0	1.0	980	$1,795	$1.83	15d	1	0.72mi
1735 Chelmsford Rd Cleveland, OH	3.0	2.0	1300	$2,200	$1.69	44d	1	0.80mi
1207 Churchill Rd Cleveland, OH	3.0	2.0	1134	$1,895	$1.67	24d	1	1.05mi
1270 Roland Rd Cleveland, OH	4.0	2.0	1720	$2,450	$1.42	44d	1	1.09mi
1200 Commonwealth Ave Cleveland, OH	3.0	1.0	1119	$1,999	$1.79	5d	1	1.12mi
6503 Marsol Rd Mayfield Heights, OH	1.0–3.0	1.0–2.0	1022	$1,450	$1.42	2d	3	1.42mi

Listing history 3 events

1. 2026-06-02
   status $250,000 Pending 3 DOM
2. 2026-06-01
   days on market $250,000 Active 3 DOM
3. 2026-05-31
   days on market $250,000 Active 2 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: $4,593 · $383/mo
• Projected year-2 tax: $4,593 · $383/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,825
• − Mortgage interest: −$14,004
• − Property taxes: −$4,593
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$7,273
• Taxable loss: −$5,426
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $129/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: Mayfield City
• NCES district ID: 3904437
• Math proficiency: 56% ▼ -16.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $57,965
• Composite: 54.68/100
• National rank: #1328
• State rank: #225 of 656 in OH

Livability — Mayfield Heights

• Score: 80/100
• State rank: #107
• US rank: #1609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayfield Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 39,779
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 39,779
• Household income: $82,392
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1286.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 4% Other Indo-European 4% Spanish 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: ▼ -212.96%
• Current HPI: 164.108
• Rent YoY: ▲ 4.45%
• 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

+339.4% since first listed

8 events — show timeline

• 2026-05-28 Listed $250,000 MLSNOW
• 2000-07-24 Sold (Public Records) $105,000 Public Records
• 2000-01-31 Listing Removed — MLSNOW
• 1999-10-04 Listed $114,900 MLSNOW
• 1996-05-28 Sold (MLS) $92,000 MLSNOW
• 1996-05-24 Sold (Public Records) $92,000 Public Records
• 1996-04-01 Listed $95,900 MLSNOW
• 1984-05-07 Sold (Public Records) $56,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,593 · +0.0% YoY. Source: county tax records.