5276 W 48th St · Parma, OH 44134

$197,000

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 3 Days on market

Built 1947 5,000 sqft lot Est $203k · 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 +12.9/30.0
• ARV discount +8.9/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2 full-bath Cape Cod offering great curb appeal, mature landscaping, and a well-maintained feel throughout! The front door opens to a bright living room featuring a large picture window that fills the space with natural light. The eat-in kitchen offers beautiful cabinetry, granite countertops, tile backsplash, ceramic tile flooring, and plenty of space for gathering and everyday living. Two bedrooms with beautiful hardwood flooring and a full bath complete the main level. Upstairs, the spacious primary bedroom features built-in storage and a cozy retreat feel. The finished basement adds even more living space with a large rec room, laundry area, and

Key facts

• Large picture window
• Bright living room
• Curb appeal

Tags

• CURB APPEAL
• MATURE LANDSCAPING
• BRIGHT LIVING ROOM
• LARGE PICTURE WINDOW
• EAT-IN KITCHEN
• BEAUTIFUL CABINETRY

Property features AI

Exterior

• Parking: Detached garage; Concrete driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces east
• Construction: Vinyl siding; Asphalt fiberglass roof; Full finished basement
• Exterior features: Awnings; Deck; Patio; Chain link, gate and wood fencing; Back yard; Front yard; Rectangular lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Granite countertops
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-14 ($-165/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (16.4% below list).
• Recommended offer: $165k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Parma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,714 (16.4% 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 1947 — 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: 0.84% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $203,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5271 W 49th St	0.03mi	3/1.0	1,147 (-2%)	1mo	$210,000	$183	94
4606 Lincoln Ave	0.19mi	3/2.0	1,070 (-9%)	1mo	$184,700	$173	71
5706 Virginia Ave	0.58mi	3/2.0	1,172 (-0%)	0mo	$265,000	$226	69
5910 Velma Ave	0.41mi	3/1.0	1,092 (-7%)	2mo	$147,900	$135	68
4911 Tuxedo Ave	0.11mi	3/2.0	1,336 (+14%)	0mo	$220,000	$165	68
3810 Russell Ave	0.37mi	3/2.0	1,088 (-7%)	0mo	$189,900	$175	66
3423 Russell Ave	0.52mi	3/2.0	1,232 (+5%)	0mo	$205,000	$166	64
5803 Merkle Ave	0.37mi	3/1.5	1,057 (-10%)	2mo	$158,000	$149	63
5503 Westlake Ave	0.51mi	4/2.0 (+1)	1,219 (+4%)	0mo	$252,000	$207	60
3908 Kenmore Ave	0.68mi	3/1.5	1,242 (+6%)	0mo	$151,000	$122	56
4312 Kenmore Ave	0.63mi	2/1.0 (-1)	1,255 (+7%)	1mo	$130,000	$104	54
3111 Tuxedo Ave	0.66mi	3/2.0	1,050 (-11%)	1mo	$230,000	$219	47

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: -11.5%
• Equity multiple: 0.56×
• Total profit: $-24,096
• Equity at exit: $29,373

10-year hold

• IRR: 3.6%
• Equity multiple: 1.32×
• Total profit: $17,496
• Equity at exit: $17,033

Cash invested: $55,160 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-14

Break-even live

Break-even rent $1,665

Max offer price $194,574

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $42	+0% $-14	+5% $-69	+10% $-125
Rent	-10% $-144	-5% $-79	+0% $-14	+5% $51	+10% $116
Rate	-1.0pp $85	-0.5pp $36	base $-14	+0.5pp $-65	+1.0pp $-117

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	16d	1	0.13mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	25d	1	0.20mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	3d	1	0.22mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	958	$1,300	$1.36	9d	1	0.22mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	946	$1,300	$1.37	6d	1	0.22mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	4d	1	0.41mi
3330 Fortune Ave Cleveland, OH	3.0	1.5	1258	$1,775	$1.41	45d	1	0.69mi
3027 Fortune Ave Unit 1 Parma, OH	2.0	1.0	880	$1,175	$1.34	45d	1	0.81mi
3027 Fortune Ave Unit 2 Parma, OH	2.0	1.0	726	$1,150	$1.58	45d	1	0.81mi
2910 Fortune Ave Cleveland, OH	2.0	1.0	744	$1,775	$2.39	25d	1	0.87mi
2716 Lincoln Ave Unit 1288912P Parma, OH	4.0	2.0	1205	$4,125	$3.42	9d	1	0.89mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	45d	1	0.98mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	9d	1	1.01mi
6227 Traymore Ave Cleveland, OH	3.0	2.0	1221	$1,575	$1.29	4d	1	1.03mi
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	45d	1	1.15mi
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	45d	1	1.31mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $197,000 Pending 3 DOM
2. 2026-06-03
   remarks 699-char remark
3. 2026-06-03
   listed $197,000 Active 1 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: $2,398 · $200/mo
• Projected year-2 tax: $2,735 · $228/mo
• Expected delta: +$338/yr (+$28/mo · 14.1%)

ⓘ 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: $19,766
• − Mortgage interest: −$11,035
• − Property taxes: −$2,398
• − Insurance: −$985
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$5,731
• Taxable loss: −$3,545
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $686/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

1 event — show timeline

• 2026-06-03 Listed $197,000 MLSNOW

Property tax history

+5.8%/yr

Latest (2025): $2,398 · -5.5% YoY. Source: county tax records.