5857 W 54th St · Parma, OH 44129

$190,000

4 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 7 Days on market

Built 1950 6,534 sqft lot Est $236k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept with recent cosmetic finishes including new carpet, fresh paint on walls and trim. This 3 Bed 2 bath Cape-Cod is a perfect starter home for anyone trying to live in the heart of Parma! The 0.15 Acres corner lot backs up to a very large park with two baseball diamonds. Spacious yard, great location, and could use your final touches in the basement!

Key facts

• Cozy breezeway
• Great views
• Nearby park

Tags

• GREAT VIEWS
• NEARBY PARK
• COZY BREEZEWAY
• SPACIOUS UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (9.0% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Renwood Elementary School (math 57% / reading 52%, grade C, #788 of 1,584 statewide, top 52%, 252 students, 66% FRL); Shiloh Middle School (math 27% / reading 46%, grade F, #539 of 654 statewide, top 83%, 511 students, 65% FRL); Parma High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,233 students, 55% FRL) — zoned schools average 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 88 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $123k; list at $190k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,910 (9.0% 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 1950 — 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 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: 0.91% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $236,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5857 W 54th St	0.00mi	3/2.0 (-1)	1,276 (0%)	1mo	$190,000	$149	92
5710 Alber Ave	0.16mi	3/2.0 (-1)	1,326 (+4%)	2mo	$212,000	$160	78
6010 Allanwood Dr	0.34mi	3/1.5 (-1)	1,297 (+2%)	2mo	$222,000	$171	75
6307 Kenneth Ave	0.38mi	4/1.0	1,219 (-4%)	0mo	$243,000	$199	73
6514 Kenneth Ave	0.45mi	3/1.0 (-1)	1,296 (+2%)	1mo	$200,000	$154	69
5503 Westlake Ave	0.48mi	4/2.0	1,219 (-4%)	0mo	$252,000	$207	68
3908 Kenmore Ave	0.61mi	3/1.5 (-1)	1,242 (-3%)	0mo	$151,000	$122	62
5706 Brownfield Dr	0.44mi	4/1.5	1,418 (+11%)	1mo	$200,000	$141	60
5706 Virginia Ave	0.47mi	3/2.0 (-1)	1,172 (-8%)	0mo	$265,000	$226	57
5803 Renwood Dr	0.53mi	3/1.0 (-1)	1,188 (-7%)	2mo	$251,000	$211	56
3716 Grantwood Dr	0.74mi	3/2.0 (-1)	1,248 (-2%)	2mo	$235,000	$188	54
6106 Pelham Dr	0.60mi	3/1.0 (-1)	1,092 (-14%)	1mo	$202,500	$185	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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-28,659
• Equity at exit: $28,330

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-15,397
• Equity at exit: $16,428

Cash invested: $53,200 (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: 88
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$996
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-3

Break-even live

Break-even rent $1,733

Max offer price $189,433

Occupancy floor 95%

Sensitivity live

Price	-10% $104	-5% $51	+0% $-3	+5% $-57	+10% $-111
Rent	-10% $-140	-5% $-72	+0% $-3	+5% $65	+10% $133
Rate	-1.0pp $92	-0.5pp $45	base $-3	+0.5pp $-52	+1.0pp $-103

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	9d	1	0.39mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	9d	1	0.73mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	6d	1	0.73mi
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	3d	1	0.76mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	3d	1	0.79mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	45d	1	0.94mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	45d	1	0.95mi
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	45d	1	0.97mi
7906 Lanyard Dr Unit 1496071P Parma, OH	4.0	1.5	1227	$5,834	$4.75	9d	1	0.99mi
4407 Woodway Ave Cleveland, OH	3.0	2.0	1728	$1,750	$1.01	25d	1	1.00mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	16d	1	1.03mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	4d	1	1.04mi
7903 Ackley Rd Unit 7903 Parma, OH	3.0	1.0	1100	$1,600	$1.45	45d	1	1.16mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	45d	1	1.25mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	45d	1	1.26mi
4191 W Ridgewood Dr Unit 4193 Parma, OH	4.0	3.0	1800	$1,950	$1.08	45d	1	1.26mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,125	$3.42	9d	1	1.29mi
6236 Westminster Dr Cleveland, OH	3.0	1.0	1131	$1,700	$1.50	16d	1	1.31mi
5876 Wickfield Dr Cleveland, OH	5.0	2.0	1316	$1,900	$1.44	3d	1	1.40mi
5080 Whispering Oaks BLVD Parma, OH	3.0	2.0	1332	$1,799	$1.35	14d	1	1.48mi

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   listed $190,000 Active
3. 2020-04-21
   soldstatus $123,000
4. 2020-04-20
   soldstatus $123,000 Closed 359-char remark

   Show marketing remark (359 chars)

   Well kept with recent cosmetic finishes including new carpet, fresh paint on walls and trim. This 3 Bed 2 bath Cape-Cod is a perfect starter home for anyone trying to live in the heart of Parma! The 0.15 Acres corner lot backs up to a very large park with two baseball diamonds. Spacious yard, great location, and could use your final touches in the basement!

5. 2020-03-10
   status Pending 359-char remark

   Show marketing remark (359 chars)

   Well kept with recent cosmetic finishes including new carpet, fresh paint on walls and trim. This 3 Bed 2 bath Cape-Cod is a perfect starter home for anyone trying to live in the heart of Parma! The 0.15 Acres corner lot backs up to a very large park with two baseball diamonds. Spacious yard, great location, and could use your final touches in the basement!

6. 2020-03-04
   listed $124,000 Active 359-char remark

   Show marketing remark (359 chars)

   Well kept with recent cosmetic finishes including new carpet, fresh paint on walls and trim. This 3 Bed 2 bath Cape-Cod is a perfect starter home for anyone trying to live in the heart of Parma! The 0.15 Acres corner lot backs up to a very large park with two baseball diamonds. Spacious yard, great location, and could use your final touches in the basement!

7. 1976-05-01
   soldstatus $44,000

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $3,524 · $294/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: $20,749
• − Mortgage interest: −$10,643
• − Property taxes: −$3,524
• − Insurance: −$950
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$5,527
• Taxable loss: −$3,215
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $733/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

+331.8% since first listed

7 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-15 Listed $190,000 MLSNOW
• 2020-04-21 Sold (Public Records) $123,000 Public Records
• 2020-04-20 Sold (MLS) $123,000 MLSNOW
• 2020-03-10 Pending — MLSNOW
• 2020-03-04 Listed $124,000 MLSNOW
• 1976-05-01 Sold (Public Records) $44,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,524 · -5.5% YoY. Source: county tax records.