18990 Raymond St · Maple Heights, OH 44137

$136,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 93 Days on market

Built 1954 4,791 sqft lot $123/sqft · 8% above area Est $127k · 8% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• ARV discount +4.0/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 3-bedroom, 1.5-bath Cape Cod in desirable Maple Heights! This charming home blends classic character with modern updates, offering move-in-ready comfort and style. Step inside to find a fully renovated kitchen featuring updated cabinetry, countertops, fixtures, and lighting, perfect for everyday living and entertaining. Both bathrooms have been tastefully updated with modern finishes, creating fresh, clean spaces you'll love. Major improvements provide peace of mind, including a brand-new metal roof, updated electrical panel, new lighting, newer mechanicals and fresh paint that gives the entire home a bright, welcoming feel. The spacious layout offers two comfortable bedrooms on the main level and a large third bedroom upstairs, ideal for a private owner's retreat, office, or flex space. A convenient half bath adds functionality, while the full bath serves the main living areas with style. Enjoy relaxing mornings or quiet evenings in the enclosed porch located just off the garage or partially finished basement with bar, perfect for additional entertaining space or hobbies. With thoughtful updates inside and out, this Maple Heights gem is ready for its next owner. Don't miss your opportunity to make it yours!

Key facts

• New metal roof
• Enclosed porch
• Updated cabinetry

Tags

• FULLY RENOVATED KITCHEN
• UPDATED CABINETRY
• UPDATED ELECTRICAL PANEL
• NEW METAL ROOF
• ENCLOSED PORCH
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#470 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools D+, crime D, employment D.
• Maple Heights City (suburban): math 14% / reading 25% proficiency, ranked #630 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+14.8%/yr); 84 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($54k/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 $946 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $28k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $137k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,579 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.24% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (median comp): $126,970
• List price: $136,900
• Delta: 7.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18840 Nitra Ave	0.06mi	3/1.5	1,120 (+0%)	2mo	$115,000	$103	93
19312 Fairway Ave	0.19mi	3/1.5	1,092 (-2%)	1mo	$82,500	$76	85
18915 Longview Ave	0.08mi	3/1.0	1,040 (-7%)	1mo	$110,000	$106	84
19703 Fairway Ave	0.31mi	3/1.0	1,092 (-2%)	0mo	$151,000	$138	82
5100 Erwin St	0.26mi	3/2.0	1,192 (+7%)	1mo	$149,000	$125	72
20600 Watson Rd	0.58mi	3/1.5	1,092 (-2%)	2mo	$149,900	$137	66
19520 Maple Heights Blvd	0.30mi	3/1.5	1,236 (+11%)	2mo	$167,000	$135	64
5234 Erwin St	0.34mi	4/1.5 (+1)	1,204 (+8%)	1mo	$185,000	$154	63
20705 Hansen Rd	0.65mi	3/1.0	1,080 (-3%)	2mo	$136,000	$126	63
5435 Beechwood Ave	0.59mi	3/1.5	1,184 (+6%)	1mo	$137,100	$116	59
20004 Libby Rd	0.52mi	3/1.0	1,240 (+11%)	1mo	$129,000	$104	56
20814 Clare Ave	0.71mi	3/1.5	1,248 (+12%)	2mo	$144,200	$116	44

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $7,345
• Equity at exit: $20,412

10-year hold

• IRR: 18.5%
• Equity multiple: 2.92×
• Total profit: $73,778
• Equity at exit: $11,837

Cash invested: $38,332 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 84
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$718
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $322

Break-even live

Break-even rent $1,283

Max offer price $136,900

Occupancy floor 76%

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	0.02mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	8d	1	0.05mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	16d	1	0.05mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	15d	1	0.07mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	4d	1	0.11mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.16mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	2d	1	0.18mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	0.33mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	8d	1	0.36mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	2d	1	0.40mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	0.42mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.42mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	16d	1	0.51mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	0.53mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	2d	1	0.53mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	8d	1	0.54mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	2d	1	0.56mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	0.56mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	2d	1	0.58mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	0.59mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	11d	1	0.59mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	44d	1	0.59mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	21d	1	0.60mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	44d	1	0.63mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	44d	1	0.63mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	0.65mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	0.69mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	8d	1	0.74mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	4d	1	0.74mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	8d	1	0.78mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	44d	1	0.80mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.82mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	0.84mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	44d	1	0.84mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	2d	1	0.84mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	0.88mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.88mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	44d	1	0.89mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	0.90mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	20d	1	0.90mi

Listing history 23 events

1. 2026-06-03
   days on market $136,900 Active 93 DOM
2. 2026-06-02
   days on market $136,900 Active 92 DOM
3. 2026-06-01
   days on market $136,900 Active 91 DOM
4. 2026-05-31
   pricedays on market $136,900 Active 90 DOM
5. 2026-05-01
   price $154,900 1268-char remark

   Show marketing remark (1268 chars)

   Welcome home to this beautifully updated 3-bedroom, 1.5-bath Cape Cod in desirable Maple Heights! This charming home blends classic character with modern updates, offering move-in-ready comfort and style. Step inside to find a fully renovated kitchen featuring updated cabinetry, countertops, fixtures, and lighting, perfect for everyday living and entertaining. Both bathrooms have been tastefully updated with modern finishes, creating fresh, clean spaces you'll love. Major improvements provide peace of mind, including a brand-new metal roof, updated electrical panel, new lighting, newer mechanicals and fresh paint that gives the entire home a bright, welcoming feel. The spacious layout offers two comfortable bedrooms on the main level and a large third bedroom upstairs, ideal for a private owner's retreat, office, or flex space. A convenient half bath adds functionality, while the full bath serves the main living areas with style. Enjoy relaxing mornings or quiet evenings in the enclosed porch located just off the garage or partially finished basement with bar, perfect for additional entertaining space or hobbies. With thoughtful updates inside and out, this Maple Heights gem is ready for its next owner. Don't miss your opportunity to make it yours!

6. 2026-04-30
   price $164,900 1268-char remark

   Show marketing remark (1268 chars)

   Welcome home to this beautifully updated 3-bedroom, 1.5-bath Cape Cod in desirable Maple Heights! This charming home blends classic character with modern updates, offering move-in-ready comfort and style. Step inside to find a fully renovated kitchen featuring updated cabinetry, countertops, fixtures, and lighting, perfect for everyday living and entertaining. Both bathrooms have been tastefully updated with modern finishes, creating fresh, clean spaces you'll love. Major improvements provide peace of mind, including a brand-new metal roof, updated electrical panel, new lighting, newer mechanicals and fresh paint that gives the entire home a bright, welcoming feel. The spacious layout offers two comfortable bedrooms on the main level and a large third bedroom upstairs, ideal for a private owner's retreat, office, or flex space. A convenient half bath adds functionality, while the full bath serves the main living areas with style. Enjoy relaxing mornings or quiet evenings in the enclosed porch located just off the garage or partially finished basement with bar, perfect for additional entertaining space or hobbies. With thoughtful updates inside and out, this Maple Heights gem is ready for its next owner. Don't miss your opportunity to make it yours!

7. 2026-03-02
   listed $165,000 Active 1268-char remark

   Show marketing remark (1268 chars)

   Welcome home to this beautifully updated 3-bedroom, 1.5-bath Cape Cod in desirable Maple Heights! This charming home blends classic character with modern updates, offering move-in-ready comfort and style. Step inside to find a fully renovated kitchen featuring updated cabinetry, countertops, fixtures, and lighting, perfect for everyday living and entertaining. Both bathrooms have been tastefully updated with modern finishes, creating fresh, clean spaces you'll love. Major improvements provide peace of mind, including a brand-new metal roof, updated electrical panel, new lighting, newer mechanicals and fresh paint that gives the entire home a bright, welcoming feel. The spacious layout offers two comfortable bedrooms on the main level and a large third bedroom upstairs, ideal for a private owner's retreat, office, or flex space. A convenient half bath adds functionality, while the full bath serves the main living areas with style. Enjoy relaxing mornings or quiet evenings in the enclosed porch located just off the garage or partially finished basement with bar, perfect for additional entertaining space or hobbies. With thoughtful updates inside and out, this Maple Heights gem is ready for its next owner. Don't miss your opportunity to make it yours!

8. 2026-03-01
   historical $1,750
9. 2026-02-13
   listed $1,750
10. 2022-03-30
    historical
11. 2022-03-17
    listed $165,000 Active
12. 2020-04-30
    soldstatus $60,000
13. 2020-04-24
    historical
14. 2020-04-20
    status Pending
15. 2020-04-20
    soldstatus $60,000 Closed
16. 2020-03-14
    historical Contingent
17. 2020-03-07
    status Active
18. 2020-01-31
    status Pending
19. 2020-01-02
    historical Contingent
20. 2019-12-23
    listed $65,000 Active
21. 2015-08-18
    historical
22. 2015-08-04
    listed $49,000 Active
23. 1970-01-01
    soldstatus $22,500

ⓘ 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: $2,868 · $239/mo
• Projected year-2 tax: $2,868 · $239/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 ≥96°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: $20,296
• − Mortgage interest: −$7,669
• − Property taxes: −$2,868
• − Insurance: −$684
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$3,983
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,424/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: Maple Heights City
• NCES district ID: 3904430
• Math proficiency: 14% ▼ -22.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $38,856
• Composite: 16.39/100
• National rank: #9197
• State rank: #630 of 656 in OH

Livability — Maple Heights

• Score: 70/100
• State rank: #470
• US rank: #7818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 23,285
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 23,285
• Household income: $53,918
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 971.0

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 Black (74%)
• Race & ethnicity: Black 74% White 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -87.37%
• Current HPI: 164.4326
• Rent YoY: ▲ 14.82%
• 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

+588.4% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $154,900 MLSNOW
• 2026-04-30 Price Changed $164,900 MLSNOW
• 2026-03-02 Listed $165,000 MLSNOW
• 2026-03-01 Rental Removed $1,750 Avail
• 2026-02-13 Listed for Rent $1,750 Avail
• 2022-03-30 Listing Removed — MLSNOW
• 2022-03-17 Listed $165,000 MLSNOW
• 2020-04-30 Sold (Public Records) $60,000 Public Records
• 2020-04-24 Listing Removed — MLSNOW
• 2020-04-20 Pending — MLSNOW
• 2020-04-20 Sold (MLS) $60,000 MLSNOW
• 2020-03-14 Contingent — MLSNOW
• 2020-03-07 Relisted — MLSNOW
• 2020-01-31 Pending — MLSNOW
• 2020-01-02 Contingent — MLSNOW
• 2019-12-23 Listed $65,000 MLSNOW
• 2015-08-18 Listing Removed — MLSNOW
• 2015-08-04 Listed $49,000 MLSNOW
• 1970-01-01 Sold (Public Records) $22,500 Public Records

Property tax history

+16.8%/yr

Latest (2025): $2,868 · -10.0% YoY. Source: county tax records.