5234 Henry St · Maple Heights, OH 44137

$164,900

3 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 54 Days on market

Built 1952 7,291 sqft lot $131/sqft · 69% above area Est $123k · 34% over

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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).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs Cosmetics!bank Owned! No Disclosures! Offers Must Have Pre-approval Letter Or Proof Of Funds

Key facts

• Updated electrical
• New carpeting
• Updated bathrooms

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• NEW CARPETING
• UPDATED ELECTRICAL
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Updated/remodeled condition; Above-grade finished living area reported at 1,595
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Public-record lot (about 0.167 acres)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wet bar; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% 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: crime D, employment D, amenities F.
• 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.
• Zoned schools: Abraham Lincoln School (479 students, 0% FRL); Milkovich Middle School (math 14% / reading 24%, grade F, #614 of 654 statewide, top 94%, 733 students, 0% FRL); Maple Heights High School (math 7% / reading 39%, grade F, #669 of 781 statewide, top 86%, 1,017 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.8%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $53k; list at $165k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $123,425
• List price: $164,900
• Delta: 33.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15911 Friend Ave	0.15mi	3/1.0	1,215 (-4%)	6mo	$90,000	$74	82
5208 Clement Ave	0.39mi	3/1.5	1,258 (-0%)	6mo	$164,500	$131	74
5210 Theodore St	0.21mi	3/2.0	1,186 (-6%)	2mo	$123,700	$104	74
5062 Lee Rd	0.32mi	3/1.5	1,188 (-6%)	3mo	$149,000	$125	71
5212 Catherine St	0.45mi	3/1.0	1,324 (+5%)	3mo	$115,000	$87	68
5185 Anthony St	0.37mi	3/1.0	1,128 (-11%)	4mo	$130,000	$115	62
5435 Lee Rd	0.34mi	3/2.5	1,432 (+13%)	3mo	$110,000	$77	53
17916 North Blvd	0.71mi	3/2.0	1,188 (-6%)	3mo	$145,000	$122	50
17806 Maple Heights Blvd	0.67mi	3/2.5	1,182 (-6%)	6mo	$202,000	$171	47
15505 Benhoff Dr	0.70mi	3/1.0	1,092 (-14%)	5mo	$115,000	$105	41
5239 Arch St	0.72mi	3/2.0	1,100 (-13%)	3mo	$159,995	$145	39
5493 Thomas St	0.74mi	3/2.0	1,440 (+14%)	3mo	$143,000	$99	36

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-8,722
• Equity at exit: $24,587

10-year hold

• IRR: 10.1%
• Equity multiple: 1.96×
• Total profit: $44,380
• Equity at exit: $14,258

Cash invested: $46,172 (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: 86
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$865
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $144

Break-even live

Break-even rent $1,480

Max offer price $164,900

Occupancy floor 86%

Sensitivity live

Price	-10% $237	-5% $191	+0% $144	+5% $97	+10% $51
Rent	-10% $13	-5% $78	+0% $144	+5% $210	+10% $275
Rate	-1.0pp $227	-0.5pp $186	base $144	+0.5pp $101	+1.0pp $58

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	4d	1	0.04mi
15925 Friend Ave Maple Heights, OH	3.0	1.0	1308	$1,800	$1.38	0d	1	0.14mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	6d	1	0.25mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	18d	1	0.31mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	46d	1	0.37mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	12d	1	0.40mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	17d	1	0.45mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	46d	1	0.53mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	26d	1	0.53mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	18d	1	0.54mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	22d	1	0.54mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	46d	1	0.59mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	9d	1	0.61mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	12d	1	0.64mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	14d	1	0.64mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	9d	1	0.67mi
5153 Cato St Maple Heights, OH	4.0	2.0	1560	$1,850	$1.19	26d	1	0.70mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	0.74mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	46d	1	0.74mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	46d	1	0.76mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	5d	1	0.76mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	18d	1	0.80mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	9d	1	0.86mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	46d	1	0.92mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	4d	1	0.93mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	9d	1	0.96mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	46d	1	0.97mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	26d	1	0.99mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	5d	1	0.99mi
5713 South Blvd Maple Heights, OH	3.0	1.0	1700	$2,300	$1.35	0d	1	1.02mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	46d	1	1.03mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	46d	1	1.04mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	0d	1	1.04mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	18d	1	1.05mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	46d	1	1.05mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	21d	1	1.05mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	23d	1	1.06mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	9d	1	1.08mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	46d	1	1.08mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	17d	1	1.10mi

Listing history 22 events

1. 2026-06-21
   days on market $164,900 Active 54 DOM
2. 2026-06-18
   days on market $164,900 Active 51 DOM
3. 2026-06-17
   days on market $164,900 Active 50 DOM
4. 2026-06-16
   days on market $164,900 Active 49 DOM
5. 2026-06-15
   days on market $164,900 Active 48 DOM
6. 2026-06-13
   days on market $164,900 Active 46 DOM
7. 2026-06-09
   days on market $164,900 Active 42 DOM
8. 2026-06-08
   days on market $164,900 Active 41 DOM
9. 2026-06-07
   days on market $164,900 Active 40 DOM
10. 2026-06-05
    days on market $164,900 Active 37 DOM
11. 2026-06-03
    days on market $164,900 Active 36 DOM
12. 2026-06-02
    days on market $164,900 Active 35 DOM
13. 2026-06-01
    days on market $164,900 Active 34 DOM
14. 2026-05-31
    pricedays on market $164,900 Active 33 DOM
15. 2026-05-16
    status Active 804-char remark
16. 2026-05-08
    historical Contingent 804-char remark
17. 2026-04-28
    listed $169,900 Active 804-char remark
18. 2002-09-11
    soldstatus $53,000 98-char remark

    Show marketing remark (98 chars)

    Needs Cosmetics!bank Owned! No Disclosures! Offers Must Have Pre-approval Letter Or Proof Of Funds

19. 2002-08-14
    soldstatus $53,000
20. 2002-06-25
    listed $54,900 98-char remark

    Show marketing remark (98 chars)

    Needs Cosmetics!bank Owned! No Disclosures! Offers Must Have Pre-approval Letter Or Proof Of Funds

21. 1998-10-27
    soldstatus $70,000
22. 1977-03-01
    soldstatus $31,100

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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: $19,951
• − Mortgage interest: −$9,237
• − Property taxes: −$2,832
• − Insurance: −$824
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,797
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,951/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

+430.2% since first listed

9 events — show timeline

• 2026-05-30 Price Changed $164,900 MLSNOW
• 2026-05-16 Relisted — MLSNOW
• 2026-05-08 Contingent — MLSNOW
• 2026-04-28 Listed $169,900 MLSNOW
• 2002-09-11 Sold (MLS) $53,000 MLSNOW
• 2002-08-14 Sold (Public Records) $53,000 Public Records
• 2002-06-25 Listed $54,900 MLSNOW
• 1998-10-27 Sold (Public Records) $70,000 Public Records
• 1977-03-01 Sold (Public Records) $31,100 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,832 · -9.9% YoY. Source: county tax records.