16241 Glenburn Ave · Maple Heights, OH 44128

$125,000

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 115 Days on market

Built 1956 7,501 sqft lot $130/sqft · 6% below area Est $132k · 6% under

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +10.0/15.0
• DSCR +7.3/10.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Maple Heights! This well maintained and updated 3 bed, 1 bath home is currently tenant occupied and generating $1,500 per month in rental income, offering immediate cash flow for the next owner. The home features a traditional layout with a spacious living area, functional kitchen, and comfortable bedrooms. Outside, the property includes a manageable yard and a two car garage, adding to its tenant appeal. Located conveniently near schools, parks, shopping, and major roadways, making it an attractive rental for long-term tenants. Whether you’re a new investor or looking to expand your portfolio, this property provides reliable income in a strong rental market.

Key facts

• Functional kitchen
• Tenant occupied
• Manageable yard

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• RENTAL INCOME
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

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 (+12.0%/yr); 32 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 41% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.21% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (median comp): $132,322
• List price: $125,000
• Delta: -5.53%
• 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
16309 Raymond St	0.12mi	3/1.5	1,000 (+4%)	21mo	$88,000	$88	68
5160 Charles St	0.27mi	4/1.0 (+1)	947 (-2%)	16mo	$88,200	$93	66
16305 Raymond St	0.12mi	3/2.0	1,070 (+11%)	7mo	$137,000	$128	66
5103 Philip Ave	0.54mi	3/1.0	1,001 (+4%)	12mo	$97,500	$97	58
5110 Philip Ave	0.52mi	4/1.0 (+1)	912 (-5%)	6mo	$110,000	$121	57
5310 Kohout St	0.75mi	3/1.0	988 (+3%)	8mo	$100,000	$101	54
5149 Stanley Ave	0.31mi	3/2.0	864 (-10%)	15mo	$65,000	$75	52
5110 Greenhurst Dr	0.37mi	3/1.0	1,098 (+14%)	10mo	$76,000	$69	51
5320 Clement Ave	0.63mi	2/2.0 (-1)	924 (-4%)	6mo	$121,000	$131	50
5237 Henry St	0.39mi	3/1.0	1,054 (+10%)	19mo	$109,000	$103	50
5115 Thomas	0.61mi	3/2.5	1,100 (+14%)	18mo	$250,000	$227	27
5178 Arch St	0.74mi	3/1.0	1,092 (+14%)	21mo	$117,000	$107	25

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,561
• Equity at exit: $18,638

10-year hold

• IRR: 15.6%
• Equity multiple: 2.59×
• Total profit: $55,719
• Equity at exit: $10,808

Cash invested: $35,000 (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 44128

• Rents YoY: 12.0%
• Active inventory: 32
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$656
• Tax from tax record: −$268 /mo · $3,216/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $216

Break-even live

Break-even rent $1,235

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $287	-5% $251	+0% $216	+5% $181	+10% $145
Rent	-10% $97	-5% $156	+0% $216	+5% $276	+10% $335
Rate	-1.0pp $279	-0.5pp $248	base $216	+0.5pp $184	+1.0pp $151

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	0.27mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	17d	5	0.27mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	0.45mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	3d	1	0.46mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	8d	1	0.77mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.84mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	0.84mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.87mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.94mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	17d	1	0.96mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	2d	1	1.10mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	1.11mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	1.18mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	5d	1	1.20mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	22d	1	1.25mi
4639 E 131st St Garfield Heights, OH	1.0–2.0	1.0	545	$1,190	$2.18	5d	8	1.30mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	1.31mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	2d	1	1.36mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	5d	1	1.40mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	8d	1	1.40mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	1.43mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	44d	1	1.44mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	17d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $125,000 Active 115 DOM
2. 2026-06-17
   days on market $125,000 Active 114 DOM
3. 2026-06-16
   days on market $125,000 Active 113 DOM
4. 2026-06-15
   days on market $125,000 Active 112 DOM
5. 2026-06-13
   days on market $125,000 Active 110 DOM
6. 2026-06-09
   days on market $125,000 Active 106 DOM
7. 2026-06-08
   days on market $125,000 Active 105 DOM
8. 2026-06-07
   days on market $125,000 Active 104 DOM
9. 2026-06-05
   days on market $125,000 Active 101 DOM
10. 2026-06-03
    days on market $125,000 Active 100 DOM
11. 2026-06-02
    days on market $125,000 Active 99 DOM
12. 2026-06-01
    days on market $125,000 Active 98 DOM
13. 2026-05-31
    days on market $125,000 Active 97 DOM
14. 2026-04-02
    price $129,000 709-char remark

    Show marketing remark (709 chars)

    Great investment opportunity in Maple Heights! This well maintained and updated 3 bed, 1 bath home is currently tenant occupied and generating $1,500 per month in rental income, offering immediate cash flow for the next owner. The home features a traditional layout with a spacious living area, functional kitchen, and comfortable bedrooms. Outside, the property includes a manageable yard and a two car garage, adding to its tenant appeal. Located conveniently near schools, parks, shopping, and major roadways, making it an attractive rental for long-term tenants. Whether you’re a new investor or looking to expand your portfolio, this property provides reliable income in a strong rental market.

15. 2026-02-23
    listed $132,000 Active 709-char remark

    Show marketing remark (709 chars)

    Great investment opportunity in Maple Heights! This well maintained and updated 3 bed, 1 bath home is currently tenant occupied and generating $1,500 per month in rental income, offering immediate cash flow for the next owner. The home features a traditional layout with a spacious living area, functional kitchen, and comfortable bedrooms. Outside, the property includes a manageable yard and a two car garage, adding to its tenant appeal. Located conveniently near schools, parks, shopping, and major roadways, making it an attractive rental for long-term tenants. Whether you’re a new investor or looking to expand your portfolio, this property provides reliable income in a strong rental market.

16. 2026-02-20
    historical
17. 2026-02-18
    price $132,000
18. 2026-01-31
    price $137,000
19. 2026-01-05
    listed $142,000 Active
20. 2025-12-27
    historical
21. 2025-08-11
    price $142,000
22. 2025-07-30
    price $148,000
23. 2025-06-27
    listed $133,333 Active
24. 2023-11-13
    soldstatus $65,000 Closed
25. 2023-11-09
    soldstatus $65,000
26. 2023-10-03
    status Pending
27. 2023-09-22
    listed $65,000 Active
28. 2023-01-25
    status Pending
29. 2023-01-24
    historical
30. 2022-12-15
    listed $69,000 Active

ⓘ 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: $3,216 · $268/mo
• Projected year-2 tax: $3,216 · $268/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,099
• − Mortgage interest: −$7,002
• − Property taxes: −$3,216
• − Insurance: −$625
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$3,636
• Taxable income: $724
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,418/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): 27,122
• Household income: $43,993
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2088.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -83.42%
• Current HPI: 114.0877
• Rent YoY: ▲ 11.96%
• 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

+87.0% since first listed

17 events — show timeline

• 2026-04-02 Price Changed $129,000 MLSNOW
• 2026-02-23 Listed $132,000 MLSNOW
• 2026-02-20 Listing Removed — MLSNOW
• 2026-02-18 Price Changed $132,000 MLSNOW
• 2026-01-31 Price Changed $137,000 MLSNOW
• 2026-01-05 Listed $142,000 MLSNOW
• 2025-12-27 Listing Removed — MLSNOW
• 2025-08-11 Price Changed $142,000 MLSNOW
• 2025-07-30 Price Changed $148,000 MLSNOW
• 2025-06-27 Listed $133,333 MLSNOW
• 2023-11-13 Sold (MLS) $65,000 MLSNOW
• 2023-11-09 Sold (Public Records) $65,000 Public Records
• 2023-10-03 Pending — MLSNOW
• 2023-09-22 Listed $65,000 MLSNOW
• 2023-01-25 Pending — MLSNOW
• 2023-01-24 Listing Removed — MLSNOW
• 2022-12-15 Listed $69,000 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $3,216 · -10.0% YoY. Source: county tax records.