1560 Biltmore Rd · Lyndhurst, OH 44124

$174,900

2 bd · 2.0 ba · 864 sqft · SingleFamily public records · 10 Days on market

Built 1929 7,492 sqft lot Est $195k · 10% under

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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 +14.1/30.0
• ARV discount +12.2/15.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 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

Location Location!! Lyndhurst For $115,200. This Is A Very Cute Ranch With A Complete Newer Kitchen (About A Year Old) And A Great Second Full Bath In The Basement. Also Boasts A Unique Fireplace. Tons Of Potential In This Home. Come Take A Look. 24 Hour Notice Preferred.

Key facts

• Move-in ready
• Single-floor living
• Spacious basement

Tags

• SINGLE-FLOOR LIVING
• HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• SPACIOUS BASEMENT
• MOVE-IN READY

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade and below-grade finished areas present; Entry level information not provided; Facing direction not provided; Property type not provided
• Construction: Aluminum siding; Asphalt roof; Block and brick/mortar foundation; Built year source: public records
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Living room fireplace (wood-burning)
• Laundry & utility: Washer and dryer located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $26 ($316/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (3.9% below list).
• Recommended offer: $168k (3.9% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $175k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,157 (3.9% below list)

Questions for the listing agent

1. Built in 1929 — 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 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?
4. 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?
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: 0.96% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $195,264
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Curry Dr	0.37mi	2/1.5	856 (-1%)	6mo	$220,000	$257	74
1547 Commodore Rd	0.05mi	3/1.0 (+1)	980 (+13%)	1mo	$179,000	$183	66
1635 Curry Dr	0.31mi	2/1.5	856 (-1%)	23mo	$193,500	$226	63
1619 Overbrook Rd	0.20mi	2/1.0	840 (-3%)	23mo	$186,000	$221	63
5284 Bridgewater Rd	0.24mi	2/1.0	840 (-3%)	21mo	$179,000	$213	63
1653 Overbrook Rd	0.25mi	2/1.0	840 (-3%)	22mo	$160,000	$190	62
5253 Bridgewater Rd	0.29mi	2/1.0	840 (-3%)	20mo	$190,000	$226	61
1558 Temple Ave	0.63mi	3/1.5 (+1)	876 (+1%)	3mo	$198,000	$226	59
1624 Edgefield Rd	0.29mi	2/1.0	742 (-14%)	13mo	$181,000	$244	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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-24,094
• Equity at exit: $26,078

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-7,968
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$917
• Tax from tax record: −$312 /mo · $3,745/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $26

Break-even live

Break-even rent $1,648

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $76	+0% $26	+5% $-23	+10% $-73
Rent	-10% $-107	-5% $-40	+0% $26	+5% $93	+10% $159
Rate	-1.0pp $114	-0.5pp $71	base $26	+0.5pp $-19	+1.0pp $-65

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1547 Commodore Rd Cleveland, OH	3.0	1.0	980	$1,795	$1.83	16d	1	0.07mi
5112 Haverford Dr Cleveland, OH	2.0	2.0	850	$1,650	$1.94	22d	1	0.55mi
2111 Acacia Park Dr Lyndhurst, OH	1.0	1.0	790	$1,335	$1.69	45d	1	1.01mi
27200 Cedar Rd Beachwood, OH	1.0–2.0	1.0–2.0	782	$5,521	$7.06	3d	1	1.14mi
27040 Cedar Rd Beachwood, OH	3.0	1.0–2.5	845	$1,599	$1.89	3d	99	1.29mi
26600 George Zeiger Dr Beachwood, OH	1.0–3.0	1.0–3.0	1734	$3,498	$2.02	3d	40	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $174,900 Active 10 DOM
2. 2026-06-18
   days on market $174,900 Active 7 DOM
3. 2026-06-17
   days on market $174,900 Active 6 DOM
4. 2026-06-16
   days on market $174,900 Active 5 DOM
5. 2026-06-15
   days on market $174,900 Active 4 DOM
6. 2026-06-13
   days on market $174,900 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $174,900 Active 1 DOM
8. 2026-06-09
   days on market $184,900 Active 12 DOM
9. 2026-06-08
   days on market $184,900 Active 11 DOM
10. 2026-06-07
    days on market $184,900 Active 10 DOM
11. 2026-06-05
    days on market $184,900 Active 7 DOM
12. 2026-06-03
    days on market $184,900 Active 6 DOM
13. 2026-06-02
    days on market $184,900 Active 5 DOM
14. 2026-06-01
    days on market $184,900 Active 4 DOM
15. 2026-05-31
    days on market $184,900 Active 3 DOM
16. 2026-05-26
    listed $184,900 Active
17. 2004-05-27
    soldstatus $110,200 272-char remark

    Show marketing remark (272 chars)

    Location Location!! Lyndhurst For $115,200. This Is A Very Cute Ranch With A Complete Newer Kitchen (About A Year Old) And A Great Second Full Bath In The Basement. Also Boasts A Unique Fireplace. Tons Of Potential In This Home. Come Take A Look. 24 Hour Notice Preferred.

18. 2004-05-25
    historical 272-char remark

    Show marketing remark (272 chars)

    Location Location!! Lyndhurst For $115,200. This Is A Very Cute Ranch With A Complete Newer Kitchen (About A Year Old) And A Great Second Full Bath In The Basement. Also Boasts A Unique Fireplace. Tons Of Potential In This Home. Come Take A Look. 24 Hour Notice Preferred.

19. 2004-05-24
    soldstatus $110,200
20. 2003-11-26
    listed $115,200 272-char remark

    Show marketing remark (272 chars)

    Location Location!! Lyndhurst For $115,200. This Is A Very Cute Ranch With A Complete Newer Kitchen (About A Year Old) And A Great Second Full Bath In The Basement. Also Boasts A Unique Fireplace. Tons Of Potential In This Home. Come Take A Look. 24 Hour Notice Preferred.

21. 2000-12-08
    soldstatus $94,000

ⓘ 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: $3,745 · $312/mo
• Projected year-2 tax: $3,745 · $312/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 ≥96°F today · 17 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: $20,179
• − Mortgage interest: −$9,797
• − Property taxes: −$3,745
• − Insurance: −$874
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,088
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $929/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

+96.7% since first listed

6 events — show timeline

• 2026-05-26 Listed $184,900 MLSNOW
• 2004-05-27 Sold (MLS) $110,200 MLSNOW
• 2004-05-25 Listing Removed — MLSNOW
• 2004-05-24 Sold (Public Records) $110,200 Public Records
• 2003-11-26 Listed $115,200 MLSNOW
• 2000-12-08 Sold (Public Records) $94,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,745 · +11.1% YoY. Source: county tax records.