16110 Rockside Rd · Maple Heights, OH 44137

$139,000

3 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 40 Days on market

Built 1952 Est $128k · 9% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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

Bank Owned. Buyers Must Be Pre-qualified. Letter Of Approval/Proof Of Funds & Proof Of Earnest Money Must Be Faxed With All Offers. Property Selling 'as Is' With No Repairs From Sellers. Home Converted From Duplex To Single Family Home, Is A Legal Duplex & Can Be Converted Back.

Key facts

• Built 1952
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $754/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 7.7% in Maple Heights — 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 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; 16 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).
• At $3,124/mo this rent would consume 70% of the median local household income ($54k/yr) (locally 971% 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 $961 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $41k; list at $139k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.25% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.48%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $127,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5650 Lafayette Ave	0.51mi	4/2.0 (+1)	2,052 (+14%)	4mo	$145,000	$71	44

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: 49.3%
• Equity multiple: 3.31×
• Total profit: $90,037
• Equity at exit: $20,725

10-year hold

• IRR: 56.9%
• Equity multiple: 8.13×
• Total profit: $277,358
• Equity at exit: $12,018

Cash invested: $38,920 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 86
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,124 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,507

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,603	-5% $1,555	+0% $1,507	+5% $1,459	+10% $1,411
Rent	-10% $1,261	-5% $1,384	+0% $1,507	+5% $1,631	+10% $1,754
Rate	-1.0pp $1,577	-0.5pp $1,543	base $1,507	+0.5pp $1,471	+1.0pp $1,435

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,124
Total (2 units)			$3,124

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	2d	1	0.59mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	0.64mi
5713 South Blvd Maple Heights, OH	3.0	1.0	1700	$2,300	$1.35	2d	1	0.77mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	45d	1	0.82mi
15414 Corkhill Rd Maple Heights, OH	3.0	1.0	1508	$1,250	$0.83	8d	1	0.85mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	24d	1	0.89mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	21d	1	0.91mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	0.91mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.13mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	5d	1	1.18mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	45d	1	1.20mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	4d	1	1.27mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	1.27mi
286 W Grace St Bedford, OH	3.0	1.0	1254	$1,500	$1.20	17d	1	1.28mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	17d	1	1.41mi
5153 Cato St Maple Heights, OH	4.0	2.0	1560	$1,850	$1.19	24d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $139,000 Active 40 DOM
2. 2026-06-18
   days on market $139,000 Active 37 DOM
3. 2026-06-17
   days on market $139,000 Active 36 DOM
4. 2026-06-16
   days on market $139,000 Active 35 DOM
5. 2026-06-15
   days on market $139,000 Active 34 DOM
6. 2026-06-13
   days on market $139,000 Active 32 DOM
7. 2026-06-09
   days on market $139,000 Active 28 DOM
8. 2026-06-08
   days on market $139,000 Active 27 DOM
9. 2026-06-07
   days on market $139,000 Active 26 DOM
10. 2026-06-05
    days on market $139,000 Active 23 DOM
11. 2026-06-03
    days on market $139,000 Active 22 DOM
12. 2026-06-02
    days on market $139,000 Active 21 DOM
13. 2026-06-01
    days on market $139,000 Active 20 DOM
14. 2026-05-31
    days on market $139,000 Active 19 DOM
15. 2026-05-12
    listed $139,000 Active 261-char remark
16. 2007-09-26
    soldstatus $41,000 291-char remark

    Show marketing remark (291 chars)

    Bank Owned. Buyers Must Be Pre-qualified. Letter Of Approval/Proof Of Funds & Proof Of Earnest Money Must Be Faxed With All Offers. Property Selling 'as Is' With No Repairs From Sellers. Home Converted From Duplex To Single Family Home, Is A Legal Duplex & Can Be Converted Back.

17. 2007-09-26
    soldstatus $41,000

    Show marketing remark (291 chars)

    Bank Owned. Buyers Must Be Pre-qualified. Letter Of Approval/Proof Of Funds & Proof Of Earnest Money Must Be Faxed With All Offers. Property Selling 'as Is' With No Repairs From Sellers. Home Converted From Duplex To Single Family Home, Is A Legal Duplex & Can Be Converted Back.

18. 2007-07-05
    listed $46,900 291-char remark

    Show marketing remark (291 chars)

    Bank Owned. Buyers Must Be Pre-qualified. Letter Of Approval/Proof Of Funds & Proof Of Earnest Money Must Be Faxed With All Offers. Property Selling 'as Is' With No Repairs From Sellers. Home Converted From Duplex To Single Family Home, Is A Legal Duplex & Can Be Converted Back.

19. 2000-06-12
    soldstatus $115,000
20. 1991-08-15
    soldstatus $62,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $37,488
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,999
• − Management: −$2,999
• − Depreciation: −$4,044
• Taxable income: $16,880
• Est. tax owed @ 24.0%: −$4,051
• After-tax cash flow: $14,037/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

+124.2% since first listed

6 events — show timeline

• 2026-05-12 Listed $139,000 FSBO.com
• 2007-09-26 Sold (Public Records) $41,000 Public Records
• 2007-09-26 Sold (MLS) $41,000 MLSNOW
• 2007-07-05 Listed $46,900 MLSNOW
• 2000-06-12 Sold (Public Records) $115,000 Public Records
• 1991-08-15 Sold (Public Records) $62,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $7,315 · +105.9% YoY. Source: county tax records.