19 Sycamore Dr · Olmsted Falls, OH 44138

$39,900

2 bd · 2.0 ba · 980 sqft · SingleFamily · 39 Days on market

Built 1985 Est $34k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 55+ Community that has lots to offer! Quiet development, a community center with a ton of activities, shopping plaza, secure gate at entrance and more! 19 Sycamore is a great house, you won't want to miss it! 2 spacious rooms with their own bathrooms, a huge eat-in-kitchen with GRANITE countertops and so much storage space!! 23x10 enclosed patio is perfect for hanging out and enjoying the summer weather and your very private backyard! Nothing but trees and privacy behind this house! Huge carport with an awesome workshop attached! Call now to see where your dreams come home!!

Key facts

• Patio area
• Gated entrance
• Workshop

Tags

• GATED ENTRANCE
• ON SITE SHOPPING PLAZA
• WALKING PATH
• THREE SEASON SUNROOM
• PATIO AREA
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 4.2% in Olmsted Falls — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#343 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Olmsted Falls City (suburban): math 70% / reading 70% proficiency, ranked #134 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent is only 15% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $28k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.01% ✓
• Cap rate: 26.49%
• Cash-on-cash: 72.12%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $34,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Sycamore Dr	0.00mi	2/2.0	980 (0%)	1mo	$39,900	$41	99
61 Parkway St	0.15mi	2/1.0	980 (0%)	1mo	$30,000	$31	88
59 Parkway	0.14mi	2/1.0	980 (0%)	9mo	$22,000	$22	82
10 Corktree Dr	0.12mi	2/2.0	1,056 (+8%)	0mo	$54,900	$52	81
49 Patio Ln	0.22mi	2/1.0	924 (-6%)	0mo	$32,000	$35	76
2 Corktree	0.11mi	3/2.0 (+1)	1,056 (+8%)	7mo	$51,000	$48	71
10 Birch Ln	0.12mi	2/1.0	864 (-12%)	0mo	$24,900	$29	70
20 Grand Blvd	0.28mi	2/1.0	924 (-6%)	7mo	$15,000	$16	68
30 Flagler Dr	0.45mi	2/1.0	992 (+1%)	8mo	$17,000	$17	66
7567 Inland Dr	0.45mi	3/1.0 (+1)	960 (-2%)	10mo	$179,900	$187	59
4 Pageant Ln	0.48mi	2/2.0	1,088 (+11%)	4mo	$50,000	$46	55
1 Overland Dr	0.73mi	2/1.0	980 (0%)	8mo	$18,000	$18	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 3.88×
• Total profit: $32,127
• Equity at exit: $5,949

10-year hold

• IRR: 68.6%
• Equity multiple: 7.97×
• Total profit: $77,833
• Equity at exit: $3,450

Cash invested: $11,172 (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 44138

• Home prices YoY: -30.8%
• Active inventory: 183
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $605

Break-even live

Break-even rent $433

Max offer price $39,900

Occupancy floor 45%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26875 Bagley Rd Olmsted Twp, OH	1.0–3.0	1.0–2.0	890	$1,199	$1.35	2d	1	1.17mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-03-12
   listed $39,900 Active
3. 2026-03-09
   historical
4. 2026-03-03
   price $35,000
5. 2026-02-25
   listed $39,900 Active
6. 2022-06-27
   soldstatus $28,000 Closed 591-char remark

   Show marketing remark (591 chars)

   This is a 55+ Community that has lots to offer! Quiet development, a community center with a ton of activities, shopping plaza, secure gate at entrance and more! 19 Sycamore is a great house, you won't want to miss it! 2 spacious rooms with their own bathrooms, a huge eat-in-kitchen with GRANITE countertops and so much storage space!! 23x10 enclosed patio is perfect for hanging out and enjoying the summer weather and your very private backyard! Nothing but trees and privacy behind this house! Huge carport with an awesome workshop attached! Call now to see where your dreams come home!!

7. 2022-05-26
   status Pending 591-char remark

   Show marketing remark (591 chars)

   This is a 55+ Community that has lots to offer! Quiet development, a community center with a ton of activities, shopping plaza, secure gate at entrance and more! 19 Sycamore is a great house, you won't want to miss it! 2 spacious rooms with their own bathrooms, a huge eat-in-kitchen with GRANITE countertops and so much storage space!! 23x10 enclosed patio is perfect for hanging out and enjoying the summer weather and your very private backyard! Nothing but trees and privacy behind this house! Huge carport with an awesome workshop attached! Call now to see where your dreams come home!!

8. 2022-05-23
   listed $25,000 Active 591-char remark

   Show marketing remark (591 chars)

   This is a 55+ Community that has lots to offer! Quiet development, a community center with a ton of activities, shopping plaza, secure gate at entrance and more! 19 Sycamore is a great house, you won't want to miss it! 2 spacious rooms with their own bathrooms, a huge eat-in-kitchen with GRANITE countertops and so much storage space!! 23x10 enclosed patio is perfect for hanging out and enjoying the summer weather and your very private backyard! Nothing but trees and privacy behind this house! Huge carport with an awesome workshop attached! Call now to see where your dreams come home!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,388
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$997
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,161
• Taxable income: $7,095
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $5,557/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: Olmsted Falls City
• NCES district ID: 3904657
• Math proficiency: 70% ▼ -14.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $68,307
• Composite: 61.12/100
• National rank: #787
• State rank: #134 of 656 in OH

Livability — Olmsted Falls

• Score: 73/100
• State rank: #343
• US rank: #5595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 23,129
• Household income: $93,877
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 7.6

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 White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -89.76%
• Current HPI: 201.9716
• Rent YoY: —
• Metro: —
• 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

+59.6% since first listed

8 events — show timeline

• 2026-04-20 Pending — MLSNOW
• 2026-03-12 Listed $39,900 MLSNOW
• 2026-03-09 Listing Removed — MLSNOW
• 2026-03-03 Price Changed $35,000 MLSNOW
• 2026-02-25 Listed $39,900 MLSNOW
• 2022-06-27 Sold (MLS) $28,000 MLSNOW
• 2022-05-26 Pending — MLSNOW
• 2022-05-23 Listed $25,000 MLSNOW