1562 Empire Rd · Wickliffe, OH 44092

$85,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 5 Days on market

Built 1955 7,501 sqft lot ↓ 19% since listing

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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
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Wick Ranch With Ca-2 Yrs Old/Extra Large Family Rm With Knotty Pine Paneling And Wet Bar/Newer Windows And Garage Recently Painted/Newer Garage Doors/Nice Enclosed Porch

Key facts

• Prime location
• 7,501 sq ft lot
• 2 garage spots

Tags

• PARTIALLY FINISHED LOWER LEVEL
• PRIME LOCATION
• CONVENIENT FREEWAY ACCESS
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING
• CLOSE PROXIMITY TO AMENITIES

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished area about 1,006 (assessor); Below-grade finished area about 290 (assessor)
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Vinyl siding; Lot recorded at approximately 0.172 acres

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full, partially finished basement
• Laundry & utility: Laundry on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.1% vs local median 4.9% in Wickliffe — 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 (#85 in OH, #1,236 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Wickliffe City (suburban): math 48% / reading 60% proficiency, ranked #386 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.0%/yr); 63 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lake 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.83%
• DSCR: 1.93
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $220,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1588 Mapledale Rd	0.13mi	3/1.5	1,400 (+8%)	0mo	$197,500	$141	78
1671 Eldon Dr	0.34mi	3/1.5	1,302 (+0%)	5mo	$221,600	$170	77
1677 Douglas Rd	0.24mi	4/2.0 (+1)	1,270 (-2%)	2mo	$210,000	$165	75
1711 Rush Rd	0.28mi	4/2.0 (+1)	1,350 (+4%)	5mo	$177,400	$131	66
5362 Oak Ridge Dr	0.28mi	3/1.5	1,411 (+9%)	8mo	$242,000	$172	63
1845 Eldon Dr	0.58mi	3/2.0	1,314 (+1%)	10mo	$187,500	$143	58
30402 Forestgrove Rd	0.61mi	3/2.5	1,358 (+5%)	6mo	$205,000	$151	53
1857 Empire Rd	0.59mi	3/2.0	1,381 (+7%)	8mo	$265,000	$192	51
882 Bayridge Blvd	0.70mi	4/2.0 (+1)	1,192 (-8%)	3mo	$250,000	$210	43
30052 Dorothy Dr	0.66mi	3/2.0	1,408 (+9%)	10mo	$182,900	$130	42
1818 Rush Rd	0.49mi	3/2.0	1,102 (-15%)	8mo	$245,000	$222	42
30404 Oakdale Rd	0.74mi	4/1.5 (+1)	1,123 (-13%)	1mo	$248,500	$221	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: 19.8%
• Equity multiple: 1.87×
• Total profit: $20,595
• Equity at exit: $12,674

10-year hold

• IRR: 31.8%
• Equity multiple: 4.72×
• Total profit: $88,424
• Equity at exit: $7,349

Cash invested: $23,800 (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 44092

• Rents YoY: 8.0%
• Active inventory: 63
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$446
• Tax from tax record: −$290 /mo · $3,481/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $413

Break-even live

Break-even rent $976

Max offer price $85,000

Occupancy floor 67%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30446 Euclid Ave Wickliffe, OH	2.0	1.5	1044	$1,350	$1.29	43d	1	0.20mi
30620 Euclid Ave Wickliffe, OH	2.0	1.0	1500	$1,500	$1.00	3d	1	0.20mi
30050 Euclid Ave Unit A2 Wickliffe, OH	2.0	1.0	1036	$1,350	$1.30	43d	1	0.58mi
31621 N Marginal Dr Unit B Willowick, OH	3.0	1.5	1200	$1,550	$1.29	3d	1	0.65mi
2250 Par Ln Willoughby Hills, OH	2.0–3.0	2.0–2.5	1375	$2,430	$1.77	1d	15	1.12mi
2252 Par Ln Willoughby Hills, OH	1.0–3.0	1.0–2.0	1046	$1,600	$1.53	1d	36	1.16mi
459 Clarmont Rd Willowick, OH	4.0	2.0	1488	$1,875	$1.26	43d	1	1.18mi
29103 Barjode Rd Willowick, OH	3.0	2.0	1116	$1,950	$1.75	19d	1	1.25mi
29210 Green Dr Willowick, OH	3.0	1.0	1002	$1,700	$1.70	1d	1	1.42mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $85,000 Pending 5 DOM
2. 2026-06-09
   days on market $85,000 Active 4 DOM
3. 2026-06-08
   days on market $85,000 Active 3 DOM
4. 2026-06-07
   remarks 444-char remark
5. 2026-06-07
   listed $85,000 Active 2 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: $3,481 · $290/mo
• Projected year-2 tax: $3,481 · $290/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,991
• − Mortgage interest: −$4,761
• − Property taxes: −$3,481
• − Insurance: −$425
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,473
• Taxable income: $3,972
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,004/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: Wickliffe City
• NCES district ID: 3904508
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $48,233
• Composite: 45.89/100
• National rank: #2551
• State rank: #386 of 656 in OH

Livability — Wickliffe

• Score: 82/100
• State rank: #85
• US rank: #1236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickliffe, OH
• County: Lake County · 204,927 people
• City population: 17,587
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 17,587
• Household income: $70,801
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 572.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 12% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.67%
• Current HPI: 161.3288
• Rent YoY: ▲ 8.03%
• 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

-19.0% since first listed

4 events — show timeline

• 2026-06-05 Listed $85,000 MLSNOW
• 1997-10-16 Sold (MLS) $100,500 MLSNOW
• 1997-09-29 Sold (Public Records) $100,500 Public Records
• 1997-07-22 Listed $104,900 MLSNOW

Property tax history

+4.3%/yr

Latest (2025): $3,481 · -1.0% YoY. Source: county tax records.