16350 Rockside Rd · Maple Heights, OH 44137

$135,000

3 bd · 1.5 ba · 1,111 sqft · SingleFamily public records · 10 Days on market

Built 1962 2,038 sqft lot Est $149k · 9% under

---

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 +23.6/30.0
• ARV discount +11.7/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors wanted! Completely remodeled income producing property in Maple Heights! Curb offers only, single family rental.

Key facts

• Hardwood flooring
• Tenant occupied
• Ample workspace

Tags

• TENANT OCCUPIED
• BRIGHT AND INVITING INTERIOR
• HARDWOOD FLOORING
• UPDATED KITCHEN
• AMPLE WORKSPACE
• REFRESHED FULL BATH

Property features AI

Finance

• Financial info: Annual property tax reported for 2025

Exterior

• Parking: Attached paved garage; 1 garage space
• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Brick construction; Asphalt shingle roof; Above-grade finished living area of 1,111
• Construction: Brick exterior; Asphalt shingle roof; Built according to public records
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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); 86 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 35% 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 $933 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $99k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1962 — 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. 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: 1.18% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $148,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15803 Maplewood Ave	0.21mi	3/1.0	1,104 (-1%)	4mo	$165,000	$149	84
15817 Northwood Ave	0.24mi	4/1.0 (+1)	1,159 (+4%)	3mo	$155,000	$134	72
5948 Dunham Rd	0.53mi	3/2.0	1,072 (-4%)	2mo	$140,000	$131	66
15413 Shirley Ave	0.64mi	3/1.5	1,153 (+4%)	1mo	$180,000	$156	63
5666 Waterbury Ave	0.60mi	3/1.0	1,147 (+3%)	2mo	$142,500	$124	63
15405 Turney Rd	0.71mi	3/1.5	1,092 (-2%)	2mo	$165,000	$151	62
15800 Steinway Blvd	0.48mi	4/2.0 (+1)	1,073 (-3%)	3mo	$246,000	$229	62
15712 Morning Star Ave	0.42mi	3/2.0	988 (-11%)	4mo	$170,185	$172	57
5736 South Blvd	0.62mi	3/2.0	1,174 (+6%)	3mo	$134,000	$114	57
15513 Walvern Blvd	0.56mi	4/1.0 (+1)	1,170 (+5%)	2mo	$97,000	$83	56
14708 Brunswick Ave	0.63mi	3/2.5	1,200 (+8%)	4mo	$120,000	$100	50
14619 Tokay Ave	0.70mi	3/1.0	1,230 (+11%)	3mo	$148,500	$121	45

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,732
• Equity at exit: $20,129

10-year hold

• IRR: 16.0%
• Equity multiple: 2.63×
• Total profit: $61,607
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$708
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $254

Break-even live

Break-even rent $1,265

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $292	+0% $254	+5% $215	+10% $177
Rent	-10% $128	-5% $191	+0% $254	+5% $316	+10% $379
Rate	-1.0pp $322	-0.5pp $288	base $254	+0.5pp $219	+1.0pp $183

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	17d	1	0.06mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	44d	1	0.12mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	44d	1	0.38mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	8d	1	0.52mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	2d	1	0.57mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	2d	1	0.69mi
681 Turney Rd Bedford, OH	2.0	1.0	1030	$1,500	$1.46	5d	1	0.69mi
681 Turney Rd Bedford, OH	1.0–2.0	1.0–1.5	795	$1,500	$1.89	20d	13	0.69mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	13d	1	0.70mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	44d	1	0.74mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	8d	1	0.76mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	21d	1	0.86mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	0.86mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.88mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	0.89mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	44d	1	0.89mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	11d	1	0.91mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	24d	1	0.98mi
601 W Glendale St Bedford, OH	3.0	1.0	944	$1,197	$1.27	17d	1	0.98mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	1.01mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	8d	1	1.02mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	20d	1	1.04mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.13mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	1.14mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	15d	1	1.18mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	1.19mi
286 W Grace St Bedford, OH	3.0	1.0	1254	$1,500	$1.20	17d	1	1.20mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	1.20mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	1.21mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	17d	1	1.22mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	8d	1	1.22mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	5d	1	1.22mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	3d	1	1.23mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	22d	1	1.24mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	4d	1	1.26mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	17d	5	1.29mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	4d	1	1.32mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	1.33mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	44d	1	1.35mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	1.37mi

Listing history 7 events

1. 2026-06-21
   days on market $135,000 Active 10 DOM
2. 2026-06-18
   days on market $135,000 Active 7 DOM
3. 2026-06-17
   days on market $135,000 Active 6 DOM
4. 2026-06-16
   days on market $135,000 Active 5 DOM
5. 2026-06-15
   days on market $135,000 Active 4 DOM
6. 2026-06-13
   remarks 692-char remark
7. 2026-06-13
   listed $135,000 Active 2 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,037
• − Mortgage interest: −$7,562
• − Property taxes: −$2,824
• − Insurance: −$675
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$3,927
• Taxable income: $1,002
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,804/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

+321.9% since first listed

15 events — show timeline

• 2026-06-11 Listed $135,000 MLSNOW
• 2022-07-27 Sold (Public Records) $99,000 Public Records
• 2022-07-25 Sold (MLS) $99,000 MLSNOW
• 2022-07-25 Sold (MLS) $99,000 CBRMLS
• 2022-06-27 Pending — MLSNOW
• 2022-06-27 Pending — CBRMLS
• 2022-06-17 Price Changed $99,500 CBRMLS
• 2022-06-17 Relisted — MLSNOW
• 2022-06-17 Relisted — CBRMLS
• 2022-06-17 Price Changed $99,500 MLSNOW
• 2022-04-20 Pending — MLSNOW
• 2022-04-20 Pending — CBRMLS
• 2022-04-14 Listed $99,900 MLSNOW
• 2022-04-14 Listed $99,900 CBRMLS
• 1979-08-31 Sold (Public Records) $32,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,824 · -10.2% YoY. Source: county tax records.