19264 N Sagamore Rd · Fairview Park, OH 44126

$299,900

3 bd · 2.5 ba · 2,023 sqft · SingleFamily public records · 8 Days on market

Built 1930 6,873 sqft lot $148/sqft · 25% below area Est $458k · 34% under

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.3/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into the desirable Coffinberry Estates neighborhood of Fairview Park, this longtime family-owned home offers a unique opportunity for investors, renovators, or buyers ready to bring fresh vision to a property full of character. Situated on North Sagamore among established homes and mature trees, the location alone makes this a standout opportunity. Inside, you’ll find charming original details throughout, including a true foyer entrance, leaded glass cabinets in the dining room, and two fireplaces — a wood-burning fireplace in the living room and a decorative fireplace in the basement rec room. A true office or den sits just off the formal foyer, while a spacious family r

Key facts

• Finished third floor
• Decorative fireplace
• True foyer entrance

Tags

• TRUE FOYER ENTRANCE
• LEADED GLASS CABINETS
• WOOD BURNING FIREPLACE
• DECORATIVE FIREPLACE
• SPACIOUS FAMILY ROOM ADDITION
• FINISHED THIRD FLOOR

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Public water service; Public sewer
• Home design: Wood siding exterior
• Construction: Built according to public records; Asphalt/fiberglass roof; Wood siding construction; Partially finished below-grade area
• Exterior features: Public water; Public sewer; Lot recorded in public records

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Second-floor bedrooms (multiple); Third-floor bedroom
• Flooring: Hardwood flooring in living areas and many bedrooms; Linoleum in family room, kitchen, and one bathroom; Tile flooring in one bathroom; Carpet in basement
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Hot water heating; Steam heating
• Interior features: Partially finished basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 8.8% vs local median 3.0% in Fairview Park — 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 84/100 on livability (#56 in OH, #771 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: commute F.
• Fairview Park City (suburban): math 53% / reading 65% proficiency, ranked #297 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 6 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).
• At $3,687/mo this rent would consume 57% of the median local household income ($78k/yr) — 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $33k; list at $300k implies a 809% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,900

Questions for the listing agent

1. Built in 1930 — 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. 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: 1.23% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (median comp): $457,700
• List price: $299,900
• Delta: -34.48%
• 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
4291 W 196th St	0.31mi	4/2.0 (+1)	2,032 (+0%)	1mo	$437,000	$215	77
19529 Westover Ave	0.15mi	3/2.5	2,112 (+4%)	14mo	$652,000	$309	74
19241 S Sagamore Rd	0.16mi	3/1.5	1,788 (-12%)	5mo	$460,000	$257	65
19575 Henry Rd	0.15mi	3/1.5	1,808 (-11%)	7mo	$443,000	$245	65
19070 Coffinberry Blvd	0.12mi	3/2.5	1,839 (-9%)	17mo	$403,000	$219	65
18838 Canyon Rd	0.47mi	4/2.5 (+1)	2,135 (+6%)	0mo	$620,000	$290	64
19534 S Sagamore Rd	0.18mi	4/2.5 (+1)	2,180 (+8%)	15mo	$541,000	$248	61
2965 Macbeth Dr	0.66mi	3/2.0	1,934 (-4%)	0mo	$476,000	$246	60
20049 Parkview Ave	0.57mi	3/2.5	1,962 (-3%)	15mo	$475,000	$242	56
20049 Mercedes Ave	0.45mi	4/2.5 (+1)	1,960 (-3%)	19mo	$453,000	$231	53
4190 Wooster Rd	0.42mi	3/3.5	2,290 (+13%)	2mo	$625,000	$273	53
3390 Wooster Rd	0.56mi	4/2.0 (+1)	1,830 (-10%)	18mo	$340,000	$186	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-8,939
• Equity at exit: $44,716

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $43,813
• Equity at exit: $25,930

Cash invested: $83,972 (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 44126

• Active inventory: 63
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,687 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$596 /mo · $7,149/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $620

Break-even live

Break-even rent $2,903

Max offer price $299,900

Occupancy floor 78%

Sensitivity live

Price	-10% $789	-5% $705	+0% $620	+5% $535	+10% $450
Rent	-10% $328	-5% $474	+0% $620	+5% $765	+10% $911
Rate	-1.0pp $771	-0.5pp $696	base $620	+0.5pp $542	+1.0pp $463

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18031 Larchwood Ave Unit 1496131P Cleveland, OH	4.0	2.5	2098	$7,977	$3.80	2d	1	1.03mi
2761 Forestview Ave Rocky River, OH	3.0	1.5	1684	$2,295	$1.36	44d	1	1.04mi
3175 Rocky River Dr Unit 1496035P Cleveland, OH	2.0	1.5	1937	$3,383	$1.75	44d	1	1.19mi
3175 Rocky River Dr Unit 1496078P Cleveland, OH	2.0	1.0	2131	$3,747	$1.76	2d	1	1.19mi
16806 Pilgrim Ave Unit 1496036P Cleveland, OH	4.0	2.5	1937	$6,179	$3.19	2d	1	1.21mi
1449 Northview Rd Unit NA Rocky River, OH	3.0	1.0	1508	$2,350	$1.56	44d	1	1.50mi

Listing history 2 events

1. 2026-05-14
   listed $299,900 Active 1130-char remark
2. 1970-05-01
   soldstatus $33,000

ⓘ 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: $7,149 · $596/mo
• Projected year-2 tax: $7,149 · $596/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,250
• − Mortgage interest: −$16,799
• − Property taxes: −$7,149
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,540
• − Management: −$3,540
• − Depreciation: −$8,724
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $6,717/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: Fairview Park City
• NCES district ID: 3904397
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $53,674
• Composite: 50.55/100
• National rank: #1848
• State rank: #297 of 656 in OH

Livability — Fairview Park

• Score: 84/100
• State rank: #56
• US rank: #771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Park, OH
• County: Cuyahoga · 1,045,444 people
• City population: 17,012
• Metro: Cleveland, OH
• Population (ZIP): 17,012
• Household income: $77,944
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 11.6

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 2% Chinese 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: ▼ -205.22%
• Current HPI: 213.1104
• Rent YoY: —
• Metro: —
• 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

+808.8% since first listed

3 events — show timeline

• 2026-05-22 Pending — MLSNOW
• 2026-05-14 Listed $299,900 MLSNOW
• 1970-05-01 Sold (Public Records) $33,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $7,149 · -1.0% YoY. Source: county tax records.