1854 Drenik Dr · Wickliffe, OH 44092

$179,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1959 8,542 sqft lot $186/sqft · 9% below area Est $196k · 9% under

---

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).

• ARV discount +11.4/15.0
• Cash flow +9.2/30.0
• Schools +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.1/5.0
• 1% rule +3.1/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful ranch style home with all the convenience of one floor living at it's finest! Relax and take in the summer breeze with enclosed front porch. Enjoy rustic style cabinetry with eat-in kitchen with ample counter space! Living Room with space for all to gather. First floor laundry. Three nice sized bedrooms with tons of closet space. Hardwood floors. Large private yard. 2 car attached garage and home warranty. Call today to schedule a private tour!

Key facts

• 8,542 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Exterior

• Parking: Attached garage with direct access; Garage faces front; Garage door opener; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Concrete perimeter and slab foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records
• Exterior features: Enclosed porch; Patio; Porch; Back yard; Front yard; City lot; Chain-link fence; Has a view

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Living room; Eat-in kitchen; Total of 6 rooms
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (19.3% below list).
• Recommended offer: $144k (19.3% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,384 (19.3% 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 1959 — 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 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. 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: 0.81% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (median comp): $196,032
• List price: $179,000
• Delta: -8.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1854 Drenik Dr	0.00mi	3/1.0	960 (0%)	0mo	$165,000	$172	100
1739 Ridgeview Dr	0.23mi	3/1.0	984 (+2%)	1mo	$206,000	$209	84
1784 Empire Rd	0.22mi	3/1.0	1,006 (+5%)	1mo	$200,000	$199	80
1849 Empire Rd	0.16mi	3/2.0	1,006 (+5%)	1mo	$187,000	$186	80
30705 Grant St	0.42mi	3/2.0	925 (-4%)	4mo	$224,900	$243	67
1604 Empire Rd	0.53mi	3/1.0	1,006 (+5%)	2mo	$190,000	$189	66
1653 Douglas Rd	0.59mi	3/1.5	946 (-2%)	4mo	$195,000	$206	65
1590 Dennis Dr	0.48mi	3/2.0	928 (-3%)	4mo	$199,900	$215	64
1648 Douglas Rd	0.59mi	3/2.0	946 (-2%)	3mo	$184,335	$195	64
1624 Douglas Rd	0.63mi	3/2.0	946 (-2%)	4mo	$196,000	$207	61
30530 Grant St	0.35mi	3/2.0	1,073 (+12%)	1mo	$190,900	$178	59
1835 Robindale St	0.56mi	3/1.5	1,040 (+8%)	2mo	$85,000	$82	56

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: -16.1%
• Equity multiple: 0.40×
• Total profit: $-29,904
• Equity at exit: $26,689

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,167
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-135

Break-even live

Break-even rent $1,614

Max offer price $155,219

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30050 Euclid Ave Unit A2 Wickliffe, OH	2.0	1.0	1036	$1,350	$1.30	43d	1	0.51mi
30446 Euclid Ave Wickliffe, OH	2.0	1.5	1044	$1,350	$1.29	43d	1	0.60mi
2252 Par Ln Willoughby Hills, OH	1.0–3.0	1.0–2.0	1046	$1,600	$1.53	1d	36	0.77mi
29103 Barjode Rd Willowick, OH	3.0	2.0	1116	$1,950	$1.75	19d	1	1.48mi

Listing history 16 events

1. 2026-05-08
   status Pending 814-char remark
2. 2026-05-06
   listed $179,000 Active 814-char remark
3. 2020-10-12
   soldstatus $115,000 Closed 458-char remark

   Show marketing remark (458 chars)

   Wonderful ranch style home with all the convenience of one floor living at it's finest! Relax and take in the summer breeze with enclosed front porch. Enjoy rustic style cabinetry with eat-in kitchen with ample counter space! Living Room with space for all to gather. First floor laundry. Three nice sized bedrooms with tons of closet space. Hardwood floors. Large private yard. 2 car attached garage and home warranty. Call today to schedule a private tour!

4. 2020-10-07
   soldstatus $113,500
5. 2020-08-11
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Wonderful ranch style home with all the convenience of one floor living at it's finest! Relax and take in the summer breeze with enclosed front porch. Enjoy rustic style cabinetry with eat-in kitchen with ample counter space! Living Room with space for all to gather. First floor laundry. Three nice sized bedrooms with tons of closet space. Hardwood floors. Large private yard. 2 car attached garage and home warranty. Call today to schedule a private tour!

6. 2020-08-04
   price $121,000 458-char remark

   Show marketing remark (458 chars)

   Wonderful ranch style home with all the convenience of one floor living at it's finest! Relax and take in the summer breeze with enclosed front porch. Enjoy rustic style cabinetry with eat-in kitchen with ample counter space! Living Room with space for all to gather. First floor laundry. Three nice sized bedrooms with tons of closet space. Hardwood floors. Large private yard. 2 car attached garage and home warranty. Call today to schedule a private tour!

7. 2020-07-13
   listed $122,000 Active 458-char remark

   Show marketing remark (458 chars)

   Wonderful ranch style home with all the convenience of one floor living at it's finest! Relax and take in the summer breeze with enclosed front porch. Enjoy rustic style cabinetry with eat-in kitchen with ample counter space! Living Room with space for all to gather. First floor laundry. Three nice sized bedrooms with tons of closet space. Hardwood floors. Large private yard. 2 car attached garage and home warranty. Call today to schedule a private tour!

8. 2017-06-15
   historical
9. 2017-02-02
   price $99,900
10. 2016-10-24
    price $104,900
11. 2016-09-01
    price $109,900
12. 2016-08-31
    listed $109,000 Active
13. 2004-12-14
    soldstatus $122,900
14. 2004-09-19
    historical
15. 2004-08-09
    soldstatus $122,900
16. 2004-06-19
    listed $124,900

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,144 · $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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,326
• − Mortgage interest: −$10,027
• − Property taxes: −$3,144
• − Insurance: −$895
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$5,207
• Taxable loss: −$4,719
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $-483/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

+32.1% since first listed

17 events — show timeline

• 2026-06-09 Sold (MLS) $165,000 MLSNOW
• 2026-05-08 Pending — MLSNOW
• 2026-05-06 Listed $179,000 MLSNOW
• 2020-10-12 Sold (MLS) $115,000 MLSNOW
• 2020-10-07 Sold (Public Records) $113,500 Public Records
• 2020-08-11 Pending — MLSNOW
• 2020-08-04 Price Changed $121,000 MLSNOW
• 2020-07-13 Listed $122,000 MLSNOW
• 2017-06-15 Listing Removed — MLSNOW
• 2017-02-02 Price Changed $99,900 MLSNOW
• 2016-10-24 Price Changed $104,900 MLSNOW
• 2016-09-01 Price Changed $109,900 MLSNOW
• 2016-08-31 Listed $109,000 MLSNOW
• 2004-12-14 Sold (MLS) $122,900 MLSNOW
• 2004-09-19 Listing Removed — MLSNOW
• 2004-08-09 Sold (Public Records) $122,900 Public Records
• 2004-06-19 Listed $124,900 MLSNOW

Property tax history

+3.7%/yr

Latest (2025): $3,144 · -1.1% YoY. Source: county tax records.