20004 Libby Rd · Maple Heights, OH 44137

$134,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 6 Days on market

Built 1951 4,599 sqft lot $109/sqft · at area comps Est $137k · at est.

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +8.0/15.0
• 1% rule +7.8/10.0
• 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

Nothing to do but move into this nice 3 bedroom cape cod style home. Covered front porch welcomes your guests, and an entry foyer blocks those cold winter drafts when guests visit during colder weather. The large living room has been freshly painted and carpeted. The eat-in kitchen has also been freshly painted and features luxury vinyl tile flooring and new stainless steel appliances. The main floor also has 2 spacious bedrooms and an updated bathroom. The second floor boasts a large bonus room and the third bedroom with walk-in/walk-thru closet and additional storage. The lower level offers a large rec room, storage area, laundry area and 1/4 bathroom. Recent improvements include all new

Key facts

• Covered front porch
• Entry foyer
• Eat-in kitchen

Tags

• COVERED FRONT PORCH
• ENTRY FOYER
• EAT-IN KITCHEN
• LUXURY VINYL TILE FLOORING
• NEW STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Two levels (entry on first level)
• Construction: Vinyl siding; Asphalt/fiberglass roof; Public records list year built
• Exterior features: Awning(s); Front porch; North-facing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Range; Refrigerator
• Bedrooms: Two main-level bedrooms; Second-level bonus room; Second-level bedroom; First-level bedroom; First-level bedroom
• Flooring: Carpet in living areas and bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Entrance foyer; Eat-in kitchen; Partially finished full basement
• Laundry & utility: Laundry located in basement; Forced-air gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.3% vs local median 7.7% in Maple Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.28% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (median comp): $136,554
• List price: $134,900
• Delta: -1.21%
• 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
20004 Libby Rd	0.00mi	3/1.0	1,240 (0%)	1mo	$129,000	$104	99
19289 Stafford Ave	0.18mi	4/1.0 (+1)	1,394 (+12%)	1mo	$110,000	$79	65
339 Grand Blvd	0.62mi	3/1.0	1,193 (-4%)	1mo	$125,000	$105	64
5435 Beechwood Ave	0.60mi	3/1.5	1,184 (-4%)	1mo	$137,100	$116	62
18408 Raymond St	0.70mi	3/1.0	1,284 (+4%)	1mo	$115,000	$90	61
19703 Fairway Ave	0.49mi	3/1.0	1,092 (-12%)	0mo	$151,000	$138	57
5234 Erwin St	0.66mi	4/1.5 (+1)	1,204 (-3%)	1mo	$185,000	$154	56
5100 Erwin St	0.74mi	3/2.0	1,192 (-4%)	1mo	$149,000	$125	54
19312 Fairway Ave	0.51mi	3/1.5	1,092 (-12%)	1mo	$82,500	$76	53
20648 Donny Brook Rd	0.54mi	3/2.0	1,094 (-12%)	1mo	$235,000	$215	51
18811 Waterbury Ave	0.63mi	3/1.0	1,092 (-12%)	0mo	$168,500	$154	50
19313 Longview Ave	0.48mi	4/2.0 (+1)	1,380 (+11%)	0mo	$173,500	$126	49

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: 5.6%
• Equity multiple: 1.23×
• Total profit: $8,658
• Equity at exit: $20,114

10-year hold

• IRR: 19.4%
• Equity multiple: 3.04×
• Total profit: $76,903
• Equity at exit: $11,664

Cash invested: $37,772 (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: 84
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$707
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $334

Break-even live

Break-even rent $1,306

Max offer price $134,900

Occupancy floor 76%

Sensitivity live

Price	-10% $411	-5% $372	+0% $334	+5% $296	+10% $258
Rent	-10% $198	-5% $266	+0% $334	+5% $403	+10% $471
Rate	-1.0pp $402	-0.5pp $369	base $334	+0.5pp $299	+1.0pp $264

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	2d	1	0.04mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	44d	1	0.15mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	44d	1	0.16mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	2d	1	0.25mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	0.25mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	2d	1	0.37mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	2d	1	0.41mi
5383 Sunnyslope Rd Maple Heights, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	4d	2	0.42mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	2d	1	0.42mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	4d	1	0.44mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	44d	1	0.46mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	44d	1	0.46mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	15d	1	0.47mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	0.47mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	44d	1	0.49mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	16d	1	0.50mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	44d	1	0.52mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	0.53mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	21d	1	0.55mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	4d	1	0.57mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	8d	1	0.57mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	8d	1	0.58mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	0.58mi
21418 Raymond St Maple Heights, OH	3.0	2.0	1158	$1,695	$1.46	15d	1	0.60mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	3d	1	0.62mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	0.65mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.67mi
5303 Northfield Rd Bedford Heights, OH	2.0	1.0–2.0	712	$1,210	$1.70	3d	28	0.69mi
5327 Northfield Rd Bedford, OH	2.0	1.5	850	$950	$1.12	16d	1	0.70mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	16d	1	0.72mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.75mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.75mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	0.76mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	8d	1	0.77mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	0.78mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	0.80mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	44d	1	0.82mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	8d	1	0.89mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	8d	1	1.01mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	11d	1	1.10mi

Listing history 6 events

1. 2026-05-17
   status Pending 1041-char remark
2. 2026-05-11
   listed $134,900 Active 1041-char remark
3. 2021-10-22
   soldstatus $55,000
4. 2021-10-21
   soldstatus $55,000 Closed
5. 2021-10-06
   historical
6. 2021-10-05
   listed $62,500

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $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 ≥96°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: $20,750
• − Mortgage interest: −$7,556
• − Property taxes: −$3,217
• − Insurance: −$674
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$3,924
• Taxable income: $2,058
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,518/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

+106.4% since first listed

7 events — show timeline

• 2026-05-29 Sold (MLS) $129,000 MLSNOW
• 2026-05-17 Pending — MLSNOW
• 2026-05-11 Listed $134,900 MLSNOW
• 2021-10-22 Sold (Public Records) $55,000 Public Records
• 2021-10-21 Sold (MLS) $55,000 MLSNOW
• 2021-10-06 Listing Removed — MLSNOW
• 2021-10-05 Listed $62,500 MLSNOW

Property tax history

+9.8%/yr

Latest (2025): $3,217 · -10.2% YoY. Source: county tax records.