5172 Lynd Ave · Lyndhurst, OH 44124

$199,900

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 3 Days on market

Built 1949 8,494 sqft lot Est $184k · 9% over

---

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 +18.6/30.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• Livability +4.1/5.0
• ARV discount +3.6/15.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful tree-lined street in the city of Lyndhurst! This is one of the most meticulously maintained and cared for homes you'll find on the market today. This gorgeous 3 bedroom, 2 bath (one in the basement) home has updates galore. The first floor consists of a living room, dining room, kitchen, 2 bedrooms, and an updated bathroom. The large open second floor contains the 3rd bedroom. The basement feels like an extension of the first floor, with a high-quality finished recreation room and full bathroom. The laundry room and mechanicals are located on the unfinished side of the basement. The relaxing sun room overlooks the peaceful, shaded, back yard and patio. Sit back and enjoy the evenings with friends and family! There is also central air to help survive those hot summer days. Some of the many updates include: replacement windows, updated main bath, remodeled kitchen, gorgeous refinished hardwood floors, blown-in insulation, finished basement, new disposal, 100 amp

Key facts

• 8,494 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.5% vs local median 5.5% in Lyndhurst — 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 (#76 in OH, #1,152 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunview Elementary School (math 57% / reading 47%, grade C-, #851 of 1,584 statewide, top 56%, 359 students, 36% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 179 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 32% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1949 — 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 A-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. 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: 1.11% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $183,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
888 Richmond Rd	0.22mi	2/1.5 (-1)	1,321 (+5%)	1mo	$159,000	$120	76
5247 Case Ave	0.17mi	4/2.0 (+1)	1,338 (+6%)	8mo	$212,000	$158	68
5275 Lynd Ave	0.20mi	3/1.5	1,430 (+14%)	3mo	$165,000	$115	66
774 Kenbridge Dr	0.39mi	3/2.5	1,348 (+7%)	1mo	$303,000	$225	65
1207 Irene Rd	0.69mi	2/1.0 (-1)	1,260 (0%)	0mo	$219,900	$175	60
5012 S Barton Rd	0.35mi	2/1.5 (-1)	1,413 (+12%)	2mo	$207,000	$146	56
1147 Irene Rd	0.59mi	3/1.0	1,326 (+5%)	7mo	$182,500	$138	56
5164 Edenhurst Rd	0.60mi	3/2.5	1,190 (-6%)	5mo	$155,000	$130	54
5011 S Sedgewick Rd	0.69mi	3/1.5	1,170 (-7%)	2mo	$210,000	$179	54
4998 N Barton Rd	0.35mi	4/2.5 (+1)	1,410 (+12%)	5mo	$175,000	$124	51
4860 Anderson Rd	0.59mi	3/1.5	1,379 (+9%)	8mo	$179,000	$130	50
981 Hanley Rd	0.66mi	4/2.5 (+1)	1,312 (+4%)	6mo	$275,000	$210	48

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-16,608
• Equity at exit: $29,806

10-year hold

• IRR: 3.6%
• Equity multiple: 1.28×
• Total profit: $15,883
• Equity at exit: $17,284

Cash invested: $55,972 (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 44124

• Rents YoY: 4.5%
• Active inventory: 179
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$424 /mo · $5,083/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $194

Break-even live

Break-even rent $1,969

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $307	-5% $251	+0% $194	+5% $138	+10% $81
Rent	-10% $19	-5% $107	+0% $194	+5% $282	+10% $369
Rate	-1.0pp $295	-0.5pp $245	base $194	+0.5pp $142	+1.0pp $90

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	45d	1	0.68mi
1207 Churchill Rd Cleveland, OH	3.0	2.0	1134	$1,895	$1.67	25d	1	0.72mi
1270 Roland Rd Cleveland, OH	4.0	2.0	1720	$2,450	$1.42	45d	1	0.77mi
1547 Commodore Rd Cleveland, OH	3.0	1.0	980	$1,795	$1.83	16d	1	1.31mi

Listing history 2 events

1. 2026-06-13
   statusdays on market $199,900 Pending 3 DOM
2. 2026-06-10
   listed $199,900 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: $5,083 · $424/mo
• Projected year-2 tax: $5,083 · $424/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 2/10 Low 7 d/yr ≥95°F today · 16 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: $26,572
• − Mortgage interest: −$11,198
• − Property taxes: −$5,083
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$5,815
• Taxable loss: −$775
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,516/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — Lyndhurst

• Score: 82/100
• State rank: #76
• US rank: #1152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyndhurst, OH
• County: Cuyahoga County · 1,090,369 people
• 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

+73.8% since first listed

10 events — show timeline

• 2026-06-09 Listed $199,900 MLSNOW
• 2020-08-31 Listing Removed — MLSNOW
• 2020-08-28 Sold (MLS) $159,900 MLSNOW
• 2020-07-16 Pending — MLSNOW
• 2020-07-09 Listed $159,900 MLSNOW
• 2014-09-26 Listing Removed — MLSNOW
• 2014-05-26 Listed $124,000 MLSNOW
• 2009-10-01 Sold (MLS) $107,000 MLSNOW
• 2009-09-30 Sold (Public Records) $107,000 Public Records
• 2009-07-31 Listed $115,000 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $5,083 · +11.3% YoY. Source: county tax records.