1403 Tuxedo Ave · Parma, OH 44134

$179,900

3 bd · 1.0 ba · 1,261 sqft · SingleFamily public records · 9 Days on market

Built 1947 5,880 sqft lot $143/sqft · 12% below area Est $205k · 12% 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 +19.1/30.0
• ARV discount +13.1/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• 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 MLS

Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

Key facts

• Brick bungalow
• Spacious backyard
• Basement potential

Tags

• BRICK BUNGALOW
• DEDICATED DINING AREA
• SPACIOUS BACKYARD
• PRIVACY FENCE
• BASEMENT POTENTIAL
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces north
• Construction: Brick construction; Asphalt roof; Block foundation; Built year from public records
• Exterior features: Back yard with privacy fencing; Fenced yard

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: 6 total rooms; Basement present (block foundation); Property listed as fixer
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.6% 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); 118 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 32% 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 $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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1947 — 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: 1.03% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $205,405
• List price: $179,900
• Delta: -12.42%
• 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
1403 Tuxedo Ave	0.00mi	3/1.0	1,261 (0%)	0mo	$179,900	$143	100
1311 Tuxedo Ave	0.02mi	3/2.0	1,189 (-6%)	1mo	$192,000	$161	85
1307 Tuxedo Ave	0.03mi	4/3.0 (+1)	1,236 (-2%)	8mo	$208,000	$168	75
1718 Marietta Ave	0.19mi	3/1.0	1,136 (-10%)	3mo	$233,500	$206	72
1815 Marietta Ave	0.23mi	3/2.0	1,200 (-5%)	8mo	$137,500	$115	70
1616 Marietta Ave	0.15mi	3/1.0	1,078 (-14%)	4mo	$157,000	$146	65
612 North St	0.31mi	3/1.5	1,404 (+11%)	1mo	$258,000	$184	64
2301 Tuxedo Ave	0.43mi	3/2.0	1,353 (+7%)	8mo	$226,500	$167	57
2606 Russell Ave	0.63mi	3/1.5	1,170 (-7%)	3mo	$192,000	$164	54
2302 Brookdale Rd	0.50mi	3/2.0	1,147 (-9%)	6mo	$190,000	$166	52
2506 Torrington Ave	0.70mi	4/2.0 (+1)	1,200 (-5%)	0mo	$230,000	$192	50
2819 Tuxedo Ave	0.74mi	3/1.5	1,104 (-12%)	1mo	$197,000	$178	42

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,218
• Equity at exit: $26,824

10-year hold

• IRR: 11.1%
• Equity multiple: 2.07×
• Total profit: $54,041
• Equity at exit: $15,554

Cash invested: $50,372 (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: 118
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$943
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $190

Break-even live

Break-even rent $1,612

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $292	-5% $241	+0% $190	+5% $139	+10% $88
Rent	-10% $44	-5% $117	+0% $190	+5% $263	+10% $336
Rate	-1.0pp $281	-0.5pp $236	base $190	+0.5pp $143	+1.0pp $96

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	44d	1	0.69mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,125	$3.42	8d	1	0.69mi
3027 Fortune Ave Unit 1 Parma, OH	2.0	1.0	880	$1,175	$1.34	44d	1	0.92mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	44d	1	1.02mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	44d	1	1.09mi
2001 Tampa Ave Unit 1496127P Cleveland, OH	3.0	2.5	1840	$6,450	$3.51	8d	1	1.18mi
4407 Woodway Ave Cleveland, OH	3.0	2.0	1728	$1,750	$1.01	24d	1	1.37mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	24d	1	1.38mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	15d	1	1.43mi
6188 Cabrini Ln Seven Hills, OH	3.0	2.0	1271	$2,095	$1.65	2d	1	1.47mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	2d	1	1.49mi

Listing history 10 events

1. 2026-05-08
   status Pending 907-char remark
2. 2026-04-29
   listed $179,900 Active 907-char remark
3. 2019-11-28
   soldstatus $80,000 Closed 476-char remark

   Show marketing remark (476 chars)

   Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

4. 2019-11-27
   soldstatus $80,000
5. 2019-10-22
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

6. 2019-10-09
   historical Contingent 476-char remark

   Show marketing remark (476 chars)

   Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

7. 2019-10-04
   status Active 476-char remark

   Show marketing remark (476 chars)

   Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

8. 2019-09-29
   historical Contingent 476-char remark

   Show marketing remark (476 chars)

   Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

9. 2019-09-27
   price $86,500 476-char remark

   Show marketing remark (476 chars)

   Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

10. 2019-09-18
    listed $92,900 Active 476-char remark

    Show marketing remark (476 chars)

    Welcome Home to this Classic Brick Bungalow offering Incredible Potential to the discerning buyer! Prepare to be impressed with the clean & crisp exterior, featuring a cozy front porch, newer awnings and concrete driveway! The interior boasts 1261 sq. ft. , immaculate hardwood floors, formal dining room, * Pella Replacement Windows, and a partially finished Rec. Room. The kitchen and bathroom need to be updated. A one year Home Warranty is provided. Great location!

ⓘ 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: $3,063 · $255/mo
• Projected year-2 tax: $3,063 · $255/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: $22,231
• − Mortgage interest: −$10,077
• − Property taxes: −$3,063
• − Insurance: −$900
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$5,233
• Taxable loss: −$599
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,423/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

+93.6% since first listed

11 events — show timeline

• 2026-06-12 Sold (MLS) $179,900 MLSNOW
• 2026-05-08 Pending — MLSNOW
• 2026-04-29 Listed $179,900 MLSNOW
• 2019-11-28 Sold (MLS) $80,000 MLSNOW
• 2019-11-27 Sold (Public Records) $80,000 Public Records
• 2019-10-22 Pending — MLSNOW
• 2019-10-09 Contingent — MLSNOW
• 2019-10-04 Relisted — MLSNOW
• 2019-09-29 Contingent — MLSNOW
• 2019-09-27 Price Changed $86,500 MLSNOW
• 2019-09-18 Listed $92,900 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $3,063 · -5.2% YoY. Source: county tax records.