19409 Libby Rd · Maple Heights, OH 44137

$175,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 3 Days on market

Built 1942 5,601 sqft lot Est $127k · 38% 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 +16.9/30.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this gorgeous 2 story colonial. Situated on a large suburban lot, this sturdy colonial has been well maintained by the owner. The property features 3 nice sized bedrooms, 1 full baths, a large 1 car garage and backyard. Two rear entrances to the property, one entrance leads you into the large dining/living room area and the second entrance lead you into the property's lovely kitchen. The property has a full usable unfinished basement with newer mechanicals. The backyard is very large and will accommodate any family gathering. The property is close to recreation, shopping, schools, police and fire. This property is being offered as-is, seller will not make any repairs. Buyer to assume Maple Heights POS. POS report and disclosures are in the supplements. No wholesaler's please, seller will not allow an assignment of the contract. All information deemed to be accurate but cannot be guaranteed. MULTIPLE OFFERS, HIGHEST AND BEST DUE Sunday 8/18/2024 by 6:00pm.

Key facts

• Fully remodeled
• New kitchen
• Finished basement

Tags

• FULLY REMODELED
• NEW KITCHEN
• FINISHED BASEMENT
• LARGE FENCED BACKYARD
• 2 CAR GARAGE
• PASSED CMHA INSPECTION

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Shingle roof; Vinyl siding; Concrete perimeter foundation
• Construction: Built according to public records; Vinyl siding construction; Shingle roof; Concrete perimeter foundation
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Four bedrooms — two on the lower level and two on the second level
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Partial basement
• Laundry & utility: Laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $172k (1.7% below list).
• Recommended offer: $172k (1.7% below list) — sets the bar for 1% rule.

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: crime D, employment D, amenities F.
• 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.
• Zoned schools: Abraham Lincoln School (479 students, 0% FRL); Milkovich Middle School (math 14% / reading 24%, grade F, #614 of 654 statewide, top 94%, 733 students, 0% FRL); Maple Heights High School (math 7% / reading 39%, grade F, #669 of 781 statewide, top 86%, 1,017 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.8%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $115k; list at $175k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,975 (1.7% below list)

Questions for the listing agent

1. Built in 1942 — 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 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $126,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19703 Fairway Ave	0.46mi	3/1.0	1,092 (0%)	0mo	$151,000	$138	78
18840 Nitra Ave	0.31mi	3/1.5	1,120 (+3%)	2mo	$115,000	$103	78
19312 Fairway Ave	0.41mi	3/1.5	1,092 (0%)	1mo	$82,500	$76	78
18811 Waterbury Ave	0.52mi	3/1.0	1,092 (0%)	0mo	$168,500	$154	75
18915 Longview Ave	0.42mi	3/1.0	1,040 (-5%)	1mo	$110,000	$106	72
20004 Libby Rd	0.25mi	3/1.0	1,240 (+14%)	1mo	$129,000	$104	65
5435 Beechwood Ave	0.40mi	3/1.5	1,184 (+8%)	1mo	$137,100	$116	64
20648 Donny Brook Rd	0.72mi	3/2.0	1,094 (+0%)	1mo	$235,000	$215	61
5234 Erwin St	0.41mi	4/1.5 (+1)	1,204 (+10%)	1mo	$185,000	$154	56
5100 Erwin St	0.51mi	3/2.0	1,192 (+9%)	1mo	$149,000	$125	56
339 Grand Blvd	0.70mi	3/1.0	1,193 (+9%)	1mo	$125,000	$105	51
5585 South Blvd	0.73mi	3/2.0	1,251 (+15%)	1mo	$138,000	$110	37

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: -6.2%
• Equity multiple: 0.76×
• Total profit: $-11,932
• Equity at exit: $26,093

10-year hold

• IRR: 8.8%
• Equity multiple: 1.83×
• Total profit: $40,555
• Equity at exit: $15,131

Cash invested: $49,000 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 86
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$918
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $114

Break-even live

Break-even rent $1,575

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $214	-5% $164	+0% $114	+5% $65	+10% $15
Rent	-10% $-21	-5% $47	+0% $114	+5% $182	+10% $250
Rate	-1.0pp $203	-0.5pp $159	base $114	+0.5pp $69	+1.0pp $23

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	3d	1	0.02mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	45d	1	0.22mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	4d	1	0.28mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	3d	1	0.30mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	6d	1	0.30mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	16d	1	0.31mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	17d	1	0.33mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	22d	1	0.34mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	3d	1	0.35mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	3d	1	0.36mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	4d	1	0.37mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	45d	1	0.38mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	9d	1	0.40mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	45d	1	0.40mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	45d	1	0.40mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	45d	1	0.41mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	6d	1	0.42mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	9d	1	0.42mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	17d	1	0.46mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	45d	1	0.47mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	4d	1	0.49mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	45d	1	0.50mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	45d	1	0.54mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	9d	1	0.56mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	20d	1	0.56mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	3d	1	0.56mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	3d	1	0.59mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	45d	1	0.63mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	3d	1	0.63mi
5383 Sunnyslope Rd Maple Heights, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	6d	2	0.64mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	9d	1	0.69mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	45d	1	0.70mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	45d	1	0.71mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	45d	1	0.73mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	9d	1	0.76mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	45d	1	0.82mi
21418 Raymond St Maple Heights, OH	3.0	2.0	1158	$1,695	$1.46	16d	1	0.84mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	25d	1	0.84mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	45d	1	0.85mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	0.86mi

Listing history 3 events

1. 2026-06-21
   days on market $175,000 Active 3 DOM
2. 2026-06-19
   remarks 681-char remark
3. 2026-06-19
   listed $175,000 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: $3,042 · $254/mo
• Projected year-2 tax: $3,042 · $254/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: $20,637
• − Mortgage interest: −$9,803
• − Property taxes: −$3,042
• − Insurance: −$875
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,091
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,728/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

+46.0% since first listed

5 events — show timeline

• 2026-06-18 Listed $175,000 MLSNOW
• 2024-09-03 Sold (Public Records) $115,000 Public Records
• 2024-08-29 Sold (MLS) $115,000 MLSNOW
• 2024-08-08 Pending — MLSNOW
• 2024-07-25 Listed $119,900 MLSNOW

Property tax history

+4.3%/yr

Latest (2025): $3,042 · -10.1% YoY. Source: county tax records.