4910 & 4912 Yorkshire Ave · Parma, OH 44134

$350,000

6 bd · 2.0 ba · 2,240 sqft · MultiFamily public records · 2 Days on market

Built 2000 4,399 sqft lot $156/sqft · 31% above area Est $267k · 31% 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 +16.0/30.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

New Construction-3 Bedrm Units. Div. Bsmt--oak Cab & Oak Trim, Clay Tile Floor Ez To Show--call Lister 842-0999x134

Key facts

• New carpet
• New appliances
• Fresh interior paint

Tags

• DESIRABLE NEIGHBORHOOD
• NEW ROOF
• NEW WINDOWS
• NEW CARPET
• NEW APPLIANCES
• FRESH INTERIOR PAINT

Property features AI

Finance

• HOA & community: Common grounds/area; Golf access; Medical service nearby; Playground; Park; Restaurant nearby; Shopping nearby; Sidewalks; Tennis courts

Exterior

• Parking: No garage; Outside parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: 2-story property; Updated/remodeled condition; Under construction (portion)
• Construction: Aluminum and vinyl siding; Asphalt shingle roof; Built per public records
• Exterior features: Balcony; Front yard; Back yard

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total rooms: 12
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Double-pane windows; Ceiling fans; Eat-in kitchen; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive. Per door: $87/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (3.5% below list).
• Recommended offer: $338k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.0% in Parma — 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 82/100 on livability (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Renwood Elementary School (math 57% / reading 52%, grade C, #788 of 1,584 statewide, top 52%, 252 students, 66% FRL); Shiloh Middle School (math 27% / reading 46%, grade F, #539 of 654 statewide, top 83%, 511 students, 65% FRL); Parma High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,233 students, 55% FRL) — zoned schools average 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.6%/yr); 120 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,376/mo this rent would consume 59% of the median local household income ($69k/yr) (locally 668% of renters already pay >50% of income on rent) — 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $194k; list at $350k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $337,600 (3.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $267,334
• List price: $350,000
• Delta: 30.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5714 Gerald Ave	0.66mi	6/2.0	2,296 (+2%)	14mo	$145,000	$63	54
3712 Sheraton Dr	0.62mi	6/3.0	2,432 (+9%)	11mo	$318,000	$131	44
4435 Sheraton Dr	0.44mi	5/3.0 (-1)	2,498 (+12%)	18mo	$301,660	$121	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-27,707
• Equity at exit: $52,186

10-year hold

• IRR: 7.8%
• Equity multiple: 1.73×
• Total profit: $71,724
• Equity at exit: $30,262

Cash invested: $98,000 (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 44134

• Rents YoY: 10.6%
• Active inventory: 120
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$512 /mo · $6,144/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $174

Break-even live

Break-even rent $3,156

Max offer price $350,000

Occupancy floor 90%

Sensitivity live

Price	-10% $372	-5% $273	+0% $174	+5% $75	+10% $-24
Rent	-10% $-93	-5% $40	+0% $174	+5% $307	+10% $441
Rate	-1.0pp $350	-0.5pp $263	base $174	+0.5pp $83	+1.0pp $-9

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,376
Total (2 units)			$3,376

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	0d	1	0.96mi
7514 Bertha Ave Cleveland, OH	5.0	2.0	1672	$1,776	$1.06	3d	1	0.96mi

Listing history 5 events

1. 2026-05-04
   status Pending 1073-char remark
2. 2026-05-01
   listed $350,000 Active 1073-char remark
3. 2001-11-02
   soldstatus $194,000 122-char remark

   Show marketing remark (122 chars)

   New Construction-3 Bedrm Units. Div. Bsmt--oak Cab & Oak Trim, Clay Tile Floor Ez To Show--call Lister 842-0999x134

4. 2001-11-02
   soldstatus $194,000

   Show marketing remark (122 chars)

   New Construction-3 Bedrm Units. Div. Bsmt--oak Cab & Oak Trim, Clay Tile Floor Ez To Show--call Lister 842-0999x134

5. 2001-08-03
   listed $197,900 122-char remark

   Show marketing remark (122 chars)

   New Construction-3 Bedrm Units. Div. Bsmt--oak Cab & Oak Trim, Clay Tile Floor Ez To Show--call Lister 842-0999x134

ⓘ 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: $6,144 · $512/mo
• Projected year-2 tax: $6,144 · $512/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 ≥94°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: $40,512
• − Mortgage interest: −$19,605
• − Property taxes: −$6,144
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$10,182
• Taxable loss: −$3,651
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $2,962/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 37,774
• Household income: $68,625
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 668.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 3%
• Common ancestry: Romanian 14% Subsaharan African 6% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Indo-European 2%

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: ▼ -215.17%
• Current HPI: 184.0553
• Rent YoY: ▲ 10.56%
• 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

+76.9% since first listed

5 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-05-01 Listed $350,000 MLSNOW
• 2001-11-02 Sold (Public Records) $194,000 Public Records
• 2001-11-02 Sold (MLS) $194,000 MLSNOW
• 2001-08-03 Listed $197,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $6,144 · -5.5% YoY. Source: county tax records.