5319 Fairtree Rd · Bedford Heights, OH 44146

$99,999

3 bd · 1.5 ba · 1,326 sqft · SingleFamily public records · 5 Days on market

Built 1957 0.34 ac lot Est $166k · 40% 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 +25.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• Rent growth +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three Bedroom Split With Vaulted Ceiling And Lower Level Family Room And A Full Finished Basement

Key facts

• Vaulted ceilings
• Skylights
• Wooded rear setting

Tags

• SPACIOUS MULTI-LEVEL LAYOUT
• VAULTED CEILINGS
• SKYLIGHTS
• ABOVE-GRADE FAMILY ROOM
• WALK-IN PRIMARY CLOSET
• WOODED REAR SETTING

Property features AI

Finance

• Other: Above-grade finished area reported as 1,650 (source: owner)
• Financial info: Annual tax amount not included per instructions
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car); Driveway with paved, off-street parking; Garage faces front with garage door opener
• Security: Security features not specified
• Utilities: Public water; Public sewer; Electricity available (power not otherwise specified)
• Home design: Two-story house; Faces west; Property listed as fixer condition
• Construction: Built from brick, block and wood siding; Asphalt shingle roof; Brick/mortar and block foundation; Year built from public records
• Exterior features: Covered front porch and patio; Back yard

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specifically listed
• Flooring: Flooring not specified
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Total of 5 rooms; Partial, unfinished crawl space basement
• Laundry & utility: Laundry located in basement; Laundry tub / sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 68/100 on livability (#573 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, employment D-, health & safety F.
• Bedford City (suburban): math 19% / reading 32% proficiency, ranked #597 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Primary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 397 students, 76% FRL); Heskett Middle School (math 21% / reading 27%, grade F, #593 of 654 statewide, top 91%, 573 students, 69% FRL); Bedford High School (math 12% / reading 52%, grade F, #607 of 781 statewide, top 78%, 862 students, 69% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 107 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% of the median local income ($55k/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 $691 of loan paydown is wiped out by about $3k 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 + 5.8% rent growth), your $28k cash investment doubles in ~8 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 18y 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.
• Current owner paid $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,999

Questions for the listing agent

1. Built in 1957 — 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 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?
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: 1.50% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $165,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5345 Fairtree Rd	0.07mi	3/1.5	1,363 (+3%)	4mo	$244,000	$179	89
5328 Fairtree Rd	0.04mi	3/1.5	1,328 (+0%)	12mo	$245,000	$184	88
21607 Libby Rd	0.40mi	3/1.5	1,350 (+2%)	3mo	$63,000	$47	76
5424 Fairtree Rd	0.19mi	4/1.5 (+1)	1,438 (+8%)	3mo	$179,500	$125	69
23340 Comstock Rd	0.38mi	3/1.5	1,285 (-3%)	12mo	$160,000	$125	67
20739 Donny Brook Rd	0.56mi	3/2.0	1,368 (+3%)	5mo	$171,500	$125	63
20750 Bowling Green Rd	0.50mi	3/2.0	1,248 (-6%)	6mo	$147,000	$118	60
20814 Clare Ave	0.72mi	3/1.5	1,248 (-6%)	2mo	$144,200	$116	55
5420 Washburn Rd	0.42mi	3/1.5	1,169 (-12%)	9mo	$220,000	$188	53
20716 Kenyon Dr	0.69mi	3/1.5	1,440 (+9%)	8mo	$151,000	$105	47
20806 Clare Ave	0.73mi	3/1.0	1,449 (+9%)	3mo	$133,000	$92	46
5606 Carlton Dr	0.68mi	3/2.5	1,460 (+10%)	9mo	$190,000	$130	40

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 · 5.83% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $3,610
• Equity at exit: $14,910

10-year hold

• IRR: 16.0%
• Equity multiple: 2.52×
• Total profit: $42,626
• Equity at exit: $8,646

Cash invested: $28,000 (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 44146

• Rents YoY: 5.8%
• Active inventory: 107
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$524
• Tax from tax record: −$382 /mo · $4,582/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $239

Break-even live

Break-even rent $1,200

Max offer price $99,999

Occupancy floor 79%

Sensitivity live

Price	-10% $565	-5% $267	+0% $239	+5% $211	+10% $183
Rent	-10% $120	-5% $180	+0% $239	+5% $299	+10% $358
Rate	-1.0pp $290	-0.5pp $265	base $239	+0.5pp $213	+1.0pp $187

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5303 Northfield Rd Bedford Heights, OH	2.0	1.0–2.0	712	$1,210	$1.70	4d	28	0.25mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	45d	1	0.56mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	3d	1	0.59mi
5383 Sunnyslope Rd Maple Heights, OH	1.0–2.0	1.0–1.5	847	$1,075	$1.27	5d	2	0.62mi
21418 Raymond St Maple Heights, OH	3.0	2.0	1158	$1,695	$1.46	16d	1	0.62mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	45d	1	0.62mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	45d	1	0.74mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	45d	1	0.81mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	45d	1	0.81mi
20609 Hillgrove Ave Maple Heights, OH	4.0	2.0	1776	$1,497	$0.84	17d	1	0.84mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	3d	1	0.91mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	3d	1	0.93mi
23755 Banbury Cir #10 Cleveland, OH	2.0	1.5	1116	$1,075	$0.96	17d	1	0.94mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	45d	1	0.97mi
4889 Banbury Ct Warrensville Heights, OH	2.0	2.0	1116	$1,075	$0.96	17d	1	1.03mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	4d	1	1.10mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	3d	1	1.19mi
25400 Rockside Rd Bedford Heights, OH	1.0–3.0	1.0–2.0	870	$1,455	$1.67	3d	6	1.19mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	45d	1	1.26mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	3d	1	1.27mi
19313 Longview Ave Maple Heights, OH	4.0	2.0	1796	$1,970	$1.10	5d	1	1.30mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	5d	1	1.33mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	16d	1	1.37mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	9d	1	1.37mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	5d	1	1.37mi
6055 Bear Creek Dr Bedford Heights, OH	1.0–2.0	1.0–1.5	815	$1,081	$1.33	4d	30	1.39mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	45d	1	1.40mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	17d	1	1.41mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	3d	1	1.43mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	22d	1	1.43mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	45d	1	1.44mi
14 Ennis Ave Bedford, OH	3.0	2.0	1064	$1,495	$1.41	45d	1	1.44mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	9d	1	1.48mi

Listing history 6 events

1. 2026-05-22
   listed $99,999 Active
2. 2009-03-09
   soldstatus $35,000 97-char remark

   Show marketing remark (97 chars)

   Three Bedroom Split With Vaulted Ceiling And Lower Level Family Room And A Full Finished Basement

3. 2009-01-23
   historical 97-char remark

   Show marketing remark (97 chars)

   Three Bedroom Split With Vaulted Ceiling And Lower Level Family Room And A Full Finished Basement

4. 2008-10-28
   listed $39,900 97-char remark

   Show marketing remark (97 chars)

   Three Bedroom Split With Vaulted Ceiling And Lower Level Family Room And A Full Finished Basement

5. 1988-08-25
   soldstatus $69,000
6. 1986-05-02
   soldstatus $63,000

ⓘ 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: $4,582 · $382/mo
• Projected year-2 tax: $4,582 · $382/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,032
• − Mortgage interest: −$5,601
• − Property taxes: −$4,582
• − Insurance: −$500
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$2,909
• Taxable income: $1,554
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,497/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: Bedford City
• NCES district ID: 3910017
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $42,353
• Composite: 21.69/100
• National rank: #8273
• State rank: #597 of 656 in OH

Livability — Bedford Heights

• Score: 68/100
• State rank: #573
• US rank: #9748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford Heights, OH
• County: Cuyahoga County · 1,090,369 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,349
• Household income: $54,925
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1314.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 1% Armenian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -114.08%
• Current HPI: 172.9421
• Rent YoY: ▲ 5.83%
• 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

+58.7% since first listed

6 events — show timeline

• 2026-05-22 Listed $99,999 MLSNOW
• 2009-03-09 Sold (MLS) $35,000 MLSNOW
• 2009-01-23 Listing Removed — MLSNOW
• 2008-10-28 Listed $39,900 MLSNOW
• 1988-08-25 Sold (Public Records) $69,000 Public Records
• 1986-05-02 Sold (Public Records) $63,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,582 · -0.0% YoY. Source: county tax records.