5159 Haverford Dr · Lyndhurst, OH 44124

$189,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 32 Days on market

Built 1921 6,185 sqft lot Est $207k · 9% 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 +13.4/30.0
• ARV discount +11.4/15.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming classic Colonial nestled in the heart of Lyndhurst. This inviting home features 3 bedrooms and 2 full bathrooms, blending timeless character with everyday comfort. Original hardwood floors flow throughout the interior, adding warmth and classic appeal to every room. The spacious living and dining areas create a cozy and welcoming atmosphere, perfect for both quiet evenings at home and entertaining family and friends. Natural character and charm can be felt throughout the home, offering a space that feels comfortable from the moment you walk in. Step outside to a generously sized backyard, ideal for hosting gatherings, enjoying time with loved ones, or simply relaxin

Key facts

• 6,185 sq ft lot
• Parking
• Built 1921

Tags

• ORIGINAL HARDWOOD FLOORS
• GENEROUSLY SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $3 ($41/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 $182k (3.8% below list).
• Recommended offer: $182k (3.8% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 178 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $6k 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

• It's been on market 32 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $42k; list at $189k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,907 (3.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $206,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5115 Oakmont Dr	0.10mi	3/2.0	1,180 (+0%)	0mo	$249,000	$211	91
5255 Haverford Dr	0.18mi	3/1.0	1,235 (+5%)	1mo	$217,500	$176	83
5299 Haverford Dr	0.26mi	3/1.5	1,200 (+2%)	1mo	$159,000	$133	81
5363 Summit Rd	0.46mi	3/2.0	1,218 (+4%)	0mo	$192,500	$158	68
5179 Dogwood Trl	0.28mi	3/2.0	1,288 (+10%)	1mo	$241,000	$187	66
1516 Sunview Rd	0.60mi	3/1.5	1,197 (+2%)	2mo	$165,000	$138	66
1520 Jaeger Dr	0.21mi	3/2.0	1,326 (+13%)	1mo	$206,000	$155	64
5115 Eastover Rd	0.30mi	2/2.0 (-1)	1,268 (+8%)	1mo	$295,000	$233	63
1608 Sunview Rd	0.60mi	3/2.0	1,224 (+4%)	1mo	$272,000	$222	61
1367 Churchill Rd	0.55mi	3/2.0	1,251 (+6%)	0mo	$215,000	$172	59
1207 Irene Rd	0.75mi	2/1.0 (-1)	1,260 (+7%)	0mo	$219,900	$175	48
5404 Beacon Rd	0.48mi	4/2.0 (+1)	1,350 (+15%)	1mo	$245,000	$181	43

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-27,609
• Equity at exit: $28,181

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-11,950
• Equity at exit: $16,341

Cash invested: $52,920 (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: 178
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$991
• Tax from tax record: −$364 /mo · $4,365/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $3

Break-even live

Break-even rent $1,815

Max offer price $189,000

Occupancy floor 95%

Sensitivity live

Price	-10% $110	-5% $57	+0% $3	+5% $-50	+10% $-104
Rent	-10% $-140	-5% $-68	+0% $3	+5% $75	+10% $147
Rate	-1.0pp $99	-0.5pp $52	base $3	+0.5pp $-46	+1.0pp $-95

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 Haverford Dr Cleveland, OH	2.0	2.0	850	$1,650	$1.94	21d	1	0.10mi
1547 Commodore Rd Cleveland, OH	3.0	1.0	980	$1,795	$1.83	15d	1	0.43mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	44d	1	0.72mi
1207 Churchill Rd Cleveland, OH	3.0	2.0	1134	$1,895	$1.67	24d	1	0.76mi
2112 Acacia Park Dr #220 Cleveland, OH	2.0	2.0	1222	$1,700	$1.39	44d	1	1.13mi
27200 Cedar Rd Beachwood, OH	1.0–2.0	1.0–2.0	782	$5,521	$7.06	2d	1	1.26mi
27040 Cedar Rd Beachwood, OH	3.0	1.0–2.5	845	$1,881	$2.22	2d	99	1.36mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	17d	1	1.39mi

Listing history 24 events

1. 2026-06-21
   days on market $189,000 Active 32 DOM
2. 2026-06-18
   days on market $189,000 Active 29 DOM
3. 2026-06-17
   days on market $189,000 Active 28 DOM
4. 2026-06-16
   days on market $189,000 Active 27 DOM
5. 2026-06-15
   days on market $189,000 Active 26 DOM
6. 2026-06-13
   days on market $189,000 Active 24 DOM
7. 2026-06-13
   days on market $189,000 Active 23 DOM
8. 2026-06-09
   days on market $189,000 Active 20 DOM
9. 2026-06-08
   days on market $189,000 Active 19 DOM
10. 2026-06-07
    days on market $189,000 Active 18 DOM
11. 2026-06-05
    days on market $189,000 Active 15 DOM
12. 2026-06-03
    days on market $189,000 Active 14 DOM
13. 2026-06-02
    days on market $189,000 Active 13 DOM
14. 2026-06-01
    days on market $189,000 Active 12 DOM
15. 2026-05-31
    days on market $189,000 Active 11 DOM
16. 2026-05-20
    listed $189,000 Active
17. 2026-01-08
    historical
18. 2025-10-06
    listed $199,000 Active
19. 2013-09-17
    historical
20. 2013-05-10
    listed $79,900
21. 2012-08-20
    soldstatus $42,000
22. 2012-06-25
    listed $49,900
23. 2010-04-09
    soldstatus $35,000
24. 2009-10-04
    listed $42,500

ⓘ 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: $4,365 · $364/mo
• Projected year-2 tax: $4,365 · $364/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: $21,829
• − Mortgage interest: −$10,587
• − Property taxes: −$4,365
• − Insurance: −$945
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,498
• Taxable loss: −$3,059
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $775/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

+344.7% since first listed

9 events — show timeline

• 2026-05-20 Listed $189,000 MLSNOW
• 2026-01-08 Listing Removed — MLSNOW
• 2025-10-06 Listed $199,000 MLSNOW
• 2013-09-17 Listing Removed — MLSNOW
• 2013-05-10 Listed $79,900 MLSNOW
• 2012-08-20 Sold (MLS) $42,000 MLSNOW
• 2012-06-25 Listed $49,900 MLSNOW
• 2010-04-09 Sold (MLS) $35,000 MLSNOW
• 2009-10-04 Listed $42,500 MLSNOW

Property tax history

+11.2%/yr

Latest (2025): $4,365 · +11.0% YoY. Source: county tax records.