5000 Kenmore Ave · Parma, OH 44134

$195,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 5 Days on market

Built 1949 5,553 sqft lot Est $191k · at est.

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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 +11.7/30.0
• ARV discount +6.6/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom bungalow with so much to offer. Nice sized living room. Kitchen with ample cabinets and counter space. Two bedrooms on the first floor and third bedroom located on the second floor. Basement awaits your finishing plans and ideas. Being sold as-is. Call today to schedule a private tour!

Key facts

• Brick patio
• Walk-in closet
• New bay window

Tags

• WALK-IN CLOSET
• NEW BAY WINDOW
• WOOD PRIVACY FENCE
• FENCED BACKYARD
• BRICK PATIO
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Detached paved garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces south; Block foundation
• Construction: Aluminum siding; Asphalt/fiberglass roof; Built according to public records; Home warranty included
• Exterior features: Front porch; Patio; Wood privacy fencing; Above-ground outdoor pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air; Forced air heating (gas)
• Interior features: Ceiling fan(s); Eat-in kitchen; Full, partially finished basement
• Laundry & utility: Washer hookup in basement; Electric dryer hookup; Gas dryer hookup; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-58 ($-697/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (15.1% below list).
• Recommended offer: $165k (15.1% below list) — sets the bar for 1% rule.

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: Thoreau Park Elementary School (math 37% / reading 42%, grade F, #1,055 of 1,584 statewide, top 68%, 409 students, 60% 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 60% FRL vs 41% district-wide (19 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $52k; list at $195k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,474 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — 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 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 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: 0.85% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $191,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4606 Lincoln Ave	0.43mi	3/2.0	1,070 (-2%)	1mo	$184,700	$173	71
5706 Virginia Ave	0.27mi	3/2.0	1,172 (+7%)	0mo	$265,000	$226	71
5910 Velma Ave	0.70mi	3/1.0	1,092 (0%)	2mo	$147,900	$135	66
3810 Russell Ave	0.64mi	3/2.0	1,088 (-0%)	0mo	$189,900	$175	65
5271 W 49th St	0.60mi	3/1.0	1,147 (+5%)	1mo	$210,000	$183	63
4413 Torrington Ave	0.28mi	3/2.0	968 (-11%)	1mo	$210,000	$217	63
5503 Westlake Ave	0.23mi	4/2.0 (+1)	1,219 (+12%)	0mo	$252,000	$207	60
5803 Merkle Ave	0.71mi	3/1.5	1,057 (-3%)	2mo	$158,000	$149	58
3908 Kenmore Ave	0.41mi	3/1.5	1,242 (+14%)	0mo	$151,000	$122	56
4312 Kenmore Ave	0.30mi	2/1.0 (-1)	1,255 (+15%)	1mo	$130,000	$104	56
6307 Kenneth Ave	0.44mi	4/1.0 (+1)	1,219 (+12%)	0mo	$243,000	$199	55
3423 Russell Ave	0.75mi	3/2.0	1,232 (+13%)	0mo	$205,000	$166	40

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: -12.9%
• Equity multiple: 0.51×
• Total profit: $-26,519
• Equity at exit: $29,075

10-year hold

• IRR: 2.5%
• Equity multiple: 1.22×
• Total profit: $12,090
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$262 /mo · $3,138/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-58

Break-even live

Break-even rent $1,728

Max offer price $184,734

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-3	+0% $-58	+5% $-113	+10% $-168
Rent	-10% $-189	-5% $-123	+0% $-58	+5% $7	+10% $73
Rate	-1.0pp $40	-0.5pp $-9	base $-58	+0.5pp $-109	+1.0pp $-160

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4520 Kenmore Ave Cleveland, OH	2.0	1.0	726	$1,520	$2.09	0d	1	0.17mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	0d	1	0.43mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	9d	1	0.54mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$3,258	$3.06	0d	1	0.67mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	45d	1	0.68mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	946	$1,300	$1.37	6d	1	0.71mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	958	$1,300	$1.36	9d	1	0.71mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	25d	1	0.75mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	0d	1	0.75mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	4d	1	0.75mi
3027 Fortune Ave Unit 1 Parma, OH	2.0	1.0	880	$1,175	$1.34	45d	1	0.79mi
3027 Fortune Ave Unit 2 Parma, OH	2.0	1.0	726	$1,075	$1.48	0d	1	0.79mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	45d	1	0.87mi
2910 Fortune Ave Cleveland, OH	2.0	1.0	744	$1,775	$2.39	25d	1	0.88mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	45d	1	1.02mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,050	$3.36	0d	1	1.02mi
6099 Ridge Rd Cleveland, OH	2.0	1.0	1020	$1,200	$1.18	23d	1	1.05mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	45d	1	1.23mi
7906 Lanyard Dr Unit 1496071P Parma, OH	4.0	1.5	1227	$5,834	$4.75	9d	1	1.27mi
6403 Ridge Rd Cleveland, OH	2.0	2.0	1110	$1,450	$1.31	18d	1	1.46mi
7903 Ackley Rd Unit 7903 Parma, OH	3.0	1.0	1100	$1,600	$1.45	45d	1	1.48mi

Listing history 17 events

1. 2026-05-22
   listed $195,000 Active
2. 2016-03-10
   soldstatus $52,000 Sold 302-char remark

   Show marketing remark (302 chars)

   Great 3 bedroom bungalow with so much to offer. Nice sized living room. Kitchen with ample cabinets and counter space. Two bedrooms on the first floor and third bedroom located on the second floor. Basement awaits your finishing plans and ideas. Being sold as-is. Call today to schedule a private tour!

3. 2016-02-17
   status Pending 302-char remark

   Show marketing remark (302 chars)

   Great 3 bedroom bungalow with so much to offer. Nice sized living room. Kitchen with ample cabinets and counter space. Two bedrooms on the first floor and third bedroom located on the second floor. Basement awaits your finishing plans and ideas. Being sold as-is. Call today to schedule a private tour!

4. 2016-02-08
   historical Contingent 302-char remark

   Show marketing remark (302 chars)

   Great 3 bedroom bungalow with so much to offer. Nice sized living room. Kitchen with ample cabinets and counter space. Two bedrooms on the first floor and third bedroom located on the second floor. Basement awaits your finishing plans and ideas. Being sold as-is. Call today to schedule a private tour!

5. 2016-01-28
   listed $42,300 Active 302-char remark

   Show marketing remark (302 chars)

   Great 3 bedroom bungalow with so much to offer. Nice sized living room. Kitchen with ample cabinets and counter space. Two bedrooms on the first floor and third bedroom located on the second floor. Basement awaits your finishing plans and ideas. Being sold as-is. Call today to schedule a private tour!

6. 2015-12-18
   historical
7. 2015-12-17
   status Active
8. 2015-10-05
   price $44,060
9. 2015-09-22
   status Pending
10. 2015-08-16
    listed $44,160 Active
11. 2002-06-25
    soldstatus $102,000
12. 2002-06-25
    soldstatus $102,000
13. 2002-01-14
    listed $104,900
14. 1996-09-30
    soldstatus $95,000
15. 1996-06-05
    soldstatus $66,500
16. 1985-10-25
    soldstatus $13,000
17. 1985-10-25
    soldstatus $52,000

ⓘ 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: $3,138 · $262/mo
• Projected year-2 tax: $3,138 · $262/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,857
• − Mortgage interest: −$10,923
• − Property taxes: −$3,138
• − Insurance: −$975
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$5,673
• Taxable loss: −$4,029
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $270/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

+1400.0% since first listed

17 events — show timeline

• 2026-05-22 Listed $195,000 MLSNOW
• 2016-03-10 Sold (MLS) $52,000 MLSNOW
• 2016-02-17 Pending — MLSNOW
• 2016-02-08 Contingent — MLSNOW
• 2016-01-28 Listed $42,300 MLSNOW
• 2015-12-18 Listing Removed — MLSNOW
• 2015-12-17 Relisted — MLSNOW
• 2015-10-05 Price Changed $44,060 MLSNOW
• 2015-09-22 Pending — MLSNOW
• 2015-08-16 Listed $44,160 MLSNOW
• 2002-06-25 Sold (Public Records) $102,000 Public Records
• 2002-06-25 Sold (MLS) $102,000 MLSNOW
• 2002-01-14 Listed $104,900 MLSNOW
• 1996-09-30 Sold (Public Records) $95,000 Public Records
• 1996-06-05 Sold (Public Records) $66,500 Public Records
• 1985-10-25 Sold (Public Records) $52,000 Public Records
• 1985-10-25 Sold (Public Records) $13,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,138 · -5.3% YoY. Source: county tax records.