18408 Raymond St · Maple Heights, OH 44137

$130,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 21 Days on market

Built 1947 4,791 sqft lot $101/sqft · 14% below area Est $151k · 14% under

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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 +27.3/30.0
• ARV discount +13.8/15.0
• DSCR +9.5/10.0
• 1% rule +8.2/10.0
• 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

Step into a home that holds both comfort and quiet opportunity. This 3-bedroom colonial offers the kind of layout buyers ask for—space that flows. The inviting living room gives you room to breathe, while the dining room sets the stage for everyday meals or special gatherings. Downstairs, the finished basement wrapped in classic knotty pine delivers that warm, vintage charm—perfect for a rec room, entertainment space, or additional living area. Outside, you’ll appreciate the convenience of a 1-car garage and manageable yard space. Currently tenant-occupied on a month-to-month lease at $1,275, this property presents a solid opportunity for an investor looking for immediate income or an owner-occupant planning ahead. Keep the tenant or make it your own—the choice is yours.

Key facts

• Finished basement
• 1-car garage
• Knotty pine

Tags

• FINISHED BASEMENT
• KNOTTY PINE
• 1-CAR GARAGE
• MANAGEABLE YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 leasing fast (median 11d on market — plan ~1-2 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.32% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 6.3

CMA / ARV

• ARV (median comp): $151,256
• List price: $130,000
• Delta: -14.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18408 Raymond St	0.00mi	3/1.0	1,284 (0%)	1mo	$115,000	$90	100
5127 Erwin St	0.04mi	3/2.0	1,308 (+2%)	2mo	$93,500	$71	90
5100 Erwin St	0.04mi	3/2.0	1,192 (-7%)	1mo	$149,000	$125	81
5234 Erwin St	0.23mi	4/1.5 (+1)	1,204 (-6%)	1mo	$185,000	$154	71
18840 Nitra Ave	0.20mi	3/1.5	1,120 (-13%)	2mo	$115,000	$103	66
19931 Raymond St	0.58mi	3/1.0	1,338 (+4%)	2mo	$155,000	$116	65
20004 Libby Rd	0.71mi	3/1.0	1,240 (-3%)	1mo	$129,000	$104	61
19313 Longview Ave	0.39mi	4/2.0 (+1)	1,380 (+8%)	0mo	$173,500	$126	60
5435 Beechwood Ave	0.58mi	3/1.5	1,184 (-8%)	1mo	$137,100	$116	57
19312 Fairway Ave	0.39mi	3/1.5	1,092 (-15%)	1mo	$82,500	$76	54
19289 Stafford Ave	0.61mi	4/1.0 (+1)	1,394 (+9%)	1mo	$110,000	$79	52
19703 Fairway Ave	0.52mi	3/1.0	1,092 (-15%)	0mo	$151,000	$138	51

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: 7.9%
• Equity multiple: 1.33×
• Total profit: $11,957
• Equity at exit: $19,383

10-year hold

• IRR: 21.3%
• Equity multiple: 3.27×
• Total profit: $82,659
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$682
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $375

Break-even live

Break-even rent $1,236

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $449	-5% $412	+0% $375	+5% $339	+10% $302
Rent	-10% $240	-5% $308	+0% $375	+5% $443	+10% $511
Rate	-1.0pp $441	-0.5pp $408	base $375	+0.5pp $342	+1.0pp $307

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.05mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	8d	1	0.16mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	8d	1	0.19mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	0.21mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	17d	1	0.22mi
5153 Cato St Maple Heights, OH	4.0	2.0	1560	$1,850	$1.19	24d	1	0.24mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	15d	1	0.26mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.29mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	5d	1	0.31mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	8d	1	0.33mi
19313 Longview Ave Maple Heights, OH	4.0	2.0	1796	$1,970	$1.10	4d	1	0.38mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	2d	1	0.38mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	11d	1	0.39mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	17d	1	0.42mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	0.42mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	0.45mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	0.49mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	0.49mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	3d	1	0.50mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	2d	1	0.52mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	0.53mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	0.53mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	3d	1	0.60mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	22d	1	0.61mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	0.66mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	5d	1	0.68mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	0.73mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	2d	1	0.74mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	8d	1	0.74mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.74mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	0.76mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	21d	1	0.76mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	11d	1	0.76mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	8d	1	0.76mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	5d	1	0.76mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	2d	1	0.78mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	44d	1	0.80mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.80mi
20609 Hillgrove Ave Maple Heights, OH	4.0	2.0	1776	$1,497	$0.84	17d	1	0.81mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	0.82mi

Listing history 17 events

1. 2026-05-12
   status Pending 805-char remark

   Show marketing remark (805 chars)

   Step into a home that holds both comfort and quiet opportunity. This 3-bedroom colonial offers the kind of layout buyers ask for—space that flows. The inviting living room gives you room to breathe, while the dining room sets the stage for everyday meals or special gatherings. Downstairs, the finished basement wrapped in classic knotty pine delivers that warm, vintage charm—perfect for a rec room, entertainment space, or additional living area. Outside, you’ll appreciate the convenience of a 1-car garage and manageable yard space. Currently tenant-occupied on a month-to-month lease at $1,275, this property presents a solid opportunity for an investor looking for immediate income or an owner-occupant planning ahead. Keep the tenant or make it your own—the choice is yours.

2. 2026-04-21
   listed $130,000 Active 805-char remark

   Show marketing remark (805 chars)

   Step into a home that holds both comfort and quiet opportunity. This 3-bedroom colonial offers the kind of layout buyers ask for—space that flows. The inviting living room gives you room to breathe, while the dining room sets the stage for everyday meals or special gatherings. Downstairs, the finished basement wrapped in classic knotty pine delivers that warm, vintage charm—perfect for a rec room, entertainment space, or additional living area. Outside, you’ll appreciate the convenience of a 1-car garage and manageable yard space. Currently tenant-occupied on a month-to-month lease at $1,275, this property presents a solid opportunity for an investor looking for immediate income or an owner-occupant planning ahead. Keep the tenant or make it your own—the choice is yours.

3. 2023-12-09
   historical $1,275
4. 2023-10-31
   listed $1,275
5. 2022-12-06
   soldstatus $275,000
6. 2020-07-07
   soldstatus $36,000 Closed 215-char remark

   Show marketing remark (215 chars)

   Current tenant rent is $825 monthly. Need min. 24 hrs. notice to show. Do not disturb tenant. Just needs a good cleanup and a few minor repairs. Property is being sold as is. Information per County Auditors website.

7. 2020-05-30
   status Pending 215-char remark

   Show marketing remark (215 chars)

   Current tenant rent is $825 monthly. Need min. 24 hrs. notice to show. Do not disturb tenant. Just needs a good cleanup and a few minor repairs. Property is being sold as is. Information per County Auditors website.

8. 2020-05-08
   status Active 215-char remark

   Show marketing remark (215 chars)

   Current tenant rent is $825 monthly. Need min. 24 hrs. notice to show. Do not disturb tenant. Just needs a good cleanup and a few minor repairs. Property is being sold as is. Information per County Auditors website.

9. 2020-05-06
   historical Contingent 215-char remark

   Show marketing remark (215 chars)

   Current tenant rent is $825 monthly. Need min. 24 hrs. notice to show. Do not disturb tenant. Just needs a good cleanup and a few minor repairs. Property is being sold as is. Information per County Auditors website.

10. 2020-04-25
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Current tenant rent is $825 monthly. Need min. 24 hrs. notice to show. Do not disturb tenant. Just needs a good cleanup and a few minor repairs. Property is being sold as is. Information per County Auditors website.

11. 2020-03-19
    listed $45,000 Active 215-char remark

    Show marketing remark (215 chars)

    Current tenant rent is $825 monthly. Need min. 24 hrs. notice to show. Do not disturb tenant. Just needs a good cleanup and a few minor repairs. Property is being sold as is. Information per County Auditors website.

12. 2017-03-28
    soldstatus $31,000 Sold
13. 2017-03-04
    status Pending
14. 2017-01-23
    listed $38,000 Active
15. 1986-12-23
    soldstatus $54,900
16. 1981-04-02
    soldstatus $50,000
17. 1977-06-01
    soldstatus $365,000

ⓘ 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: $2,891 · $241/mo
• Projected year-2 tax: $2,891 · $241/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 2/10 Low 7 d/yr ≥96°F today · 16 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: $20,538
• − Mortgage interest: −$7,282
• − Property taxes: −$2,891
• − Insurance: −$650
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,782
• Taxable income: $2,647
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,868/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

-64.4% since first listed

17 events — show timeline

• 2026-05-12 Pending — MLSNOW
• 2026-04-21 Listed $130,000 MLSNOW
• 2023-12-09 Rental Removed $1,275 BUILDIUM
• 2023-10-31 Listed for Rent $1,275 BUILDIUM
• 2022-12-06 Sold (Public Records) $275,000 Public Records
• 2020-07-07 Sold (MLS) $36,000 MLSNOW
• 2020-05-30 Pending — MLSNOW
• 2020-05-08 Relisted — MLSNOW
• 2020-05-06 Contingent — MLSNOW
• 2020-04-25 Pending — MLSNOW
• 2020-03-19 Listed $45,000 MLSNOW
• 2017-03-28 Sold (MLS) $31,000 MLSNOW
• 2017-03-04 Pending — MLSNOW
• 2017-01-23 Listed $38,000 MLSNOW
• 1986-12-23 Sold (Public Records) $54,900 Public Records
• 1981-04-02 Sold (Public Records) $50,000 Public Records
• 1977-06-01 Sold (Public Records) $365,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,891 · -10.0% YoY. Source: county tax records.