3113 Snow Rd · Parma, OH 44134

$325,000

4 bd · 2.0 ba · 2,052 sqft · MultiFamily public records · 4 Days on market

Built 1958 9,766 sqft lot Est $256k · 27% over

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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).

• Cash flow +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a great opportunity to own a darling multi-family home! Stunning hardwood floors throughout, updated bathroom, Charming kitchen. Each unit has two nicely size bedrooms. Also, do not miss out on the beautiful backyard!

Key facts

• Turnkey brick duplex
• Updated bathrooms
• Updated kitchens

Tags

• TURNKEY BRICK DUPLEX
• SPACIOUS UNITS
• VERSATILE BONUS ROOM
• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHENS
• UPDATED BATHROOMS

Property features AI

Finance

• Other: One building on the lot
• Financial info: Gross income (multi-family): $18,000; Owner pays sewer, trash collection, and water; Tenant pays electricity and gas
• HOA & community: Information not provided

Exterior

• Parking: Detached garage; 2 garage spaces; Concrete driveway; Off-street parking; Garage faces front
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: 2-story property; Updated/remodeled
• Construction: Brick construction; Asphalt/fiberglass roof; Block foundation; Built according to public records
• Exterior features: Awning(s); Private yard; Wood fencing; Has view

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating; Gravity heating
• Interior features: Ceiling fan(s); Updated/remodeled condition
• Laundry & utility: Washer; Dryer; Laundry in basement (common area)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive. Per door: $171/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (0.0% below list).
• Recommended offer: $325k (0.0% below list) — sets the bar for 1% rule.
• 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; 7 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).
• At $3,249/mo this rent would consume 57% of the median local household income ($69k/yr) (locally 668% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 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.
• Current owner paid $219k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $324,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $256,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5886 State Rd	0.29mi	4/2.0	1,900 (-7%)	11mo	$238,000	$125	65
2620 Snow Rd	0.24mi	4/2.5	2,128 (+4%)	19mo	$265,000	$125	65
4906 Albertly Ave	0.75mi	4/2.0	1,976 (-4%)	0mo	$277,600	$140	59
2506 Fortune Ave	0.56mi	5/2.0 (+1)	1,952 (-5%)	8mo	$227,000	$116	54
4202 Milford Ave	0.61mi	4/2.0	2,160 (+5%)	12mo	$220,000	$102	53

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-13,638
• Equity at exit: $48,459

10-year hold

• IRR: 10.8%
• Equity multiple: 2.04×
• Total profit: $94,515
• Equity at exit: $28,100

Cash invested: $91,000 (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 44134

• Rents YoY: 10.6%
• Active inventory: 118
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $3,249 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$384 /mo · $4,612/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $343

Break-even live

Break-even rent $2,815

Max offer price $325,000

Occupancy floor 84%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,250
Total (2 units)			$3,249

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 Snow Rd Unit 2/UP Parma, OH	3.0	1.5	2378	$1,550	$0.65	23d	1	0.09mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	1d	1	0.86mi
4407 Woodway Ave Cleveland, OH	3.0	2.0	1728	$1,750	$1.01	23d	1	0.94mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	7d	1	1.12mi
5606 Theota Ave Cleveland, OH	3.0	1.5	1676	$1,400	$0.84	4d	1	1.12mi
4191 W Ridgewood Dr Unit 4193 Parma, OH	4.0	3.0	1800	$1,950	$1.08	43d	1	1.36mi
6511 Luelda Ave Unit Na Parma, OH	3.0	2.0	1577	$1,975	$1.25	43d	1	1.44mi

Listing history 5 events

1. 2026-06-16
   status $325,000 Pending 4 DOM
2. 2026-06-15
   days on market $325,000 Active 4 DOM
3. 2026-06-13
   days on market $325,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $325,000 Active 1 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: $4,612 · $384/mo
• Projected year-2 tax: $4,841 · $403/mo
• Expected delta: +$229/yr (+$19/mo · 5.0%)

ⓘ 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: $38,988
• − Mortgage interest: −$18,205
• − Property taxes: −$4,612
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − Depreciation: −$9,455
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $4,387/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

+271.4% since first listed

14 events — show timeline

• 2026-06-11 Listed $325,000 MLSNOW
• 2022-05-25 Sold (Public Records) $219,000 Public Records
• 2022-05-24 Sold (MLS) $219,000 MLSNOW
• 2022-04-16 Pending — MLSNOW
• 2022-04-15 Listed $199,900 MLSNOW
• 2019-10-18 Sold (MLS) $159,000 MLSNOW
• 2019-10-17 Pending — MLSNOW
• 2019-10-15 Sold (Public Records) $159,000 Public Records
• 2019-09-16 Contingent — MLSNOW
• 2019-09-04 Listed $159,000 MLSNOW
• 2004-12-09 Sold (Public Records) $159,000 Public Records
• 1994-04-04 Sold (Public Records) $134,750 Public Records
• 1994-04-04 Sold (Public Records) $134,800 Public Records
• 1985-02-21 Sold (Public Records) $87,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,612 · -4.8% YoY. Source: county tax records.