4317 W 202nd St · Fairview Park, OH 44126

$399,900

3 bd · 1.5 ba · 2,210 sqft · SingleFamily public records · 9 Days on market

Built 1963 7,919 sqft lot Est $484k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, generationally owned updated 4 bed 2.5 bath colonial located in the heart of desirable Fairview Park. This home features a large open living and formal dining room with recent paint (22). The updated kitchen (2016) showcases granite counters, tile backsplash and matching appliances. A half bath for guests and family room with brick fireplace completes the first floor. Upstairs features a master bedroom suite with full luxury bath (2019), 3 additional bedrooms and second full updated bath (2013). Outside the property you can relax in a park like backyard with brick patio (2014), shed (2017), fire pit (2016), and a natural gas grill. Home also includes a heated garage with hot and cold water and an irrigation system for the front lawn. Major mechanical updates include roof and majority of windows (2010), full chimney replacement (2015), New driveway and walkways (2021), GD opener (2022). A must-see property

Key facts

• Cozy gas fireplace
• Butcher block island
• Updated flooring

Tags

• GRANITE COUNTERTOPS
• BUTCHER BLOCK ISLAND
• CUSTOM AMISH-BUILT CABINETRY
• PANTRY FOR EXCEPTIONAL STORAGE
• COZY GAS FIREPLACE
• UPDATED FLOORING

Property features AI

Exterior

• Parking: Attached heated garage with electricity; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Above-grade finished area reported as 2,160 (source: owner); Below-grade finished area reported as 354 (source: owner)
• Construction: Aluminum siding; Asphalt fiberglass roof
• Exterior features: Vinyl fencing; Lot approximately 0.18 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full, partially finished basement; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $400k).
• Cap rate 14.3% vs local median 3.0% in Fairview Park — 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 84/100 on livability (#56 in OH, #771 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: commute F.
• Fairview Park City (suburban): math 53% / reading 65% proficiency, ranked #297 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $7,179/mo this rent would consume 111% of the median local household income ($78k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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.

Recommended offer $399,900

Questions for the listing agent

1. Built in 1963 — 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 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?
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $483,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20893 Belvidere Ave	0.43mi	3/2.0	2,197 (-1%)	1mo	$316,525	$144	76
4190 Wooster Rd	0.23mi	3/3.5	2,290 (+4%)	2mo	$625,000	$273	74
20110 Carolyn Ave	0.17mi	4/2.5 (+1)	2,328 (+5%)	12mo	$510,000	$219	64
4291 W 196th St	0.37mi	4/2.0 (+1)	2,032 (-8%)	1mo	$437,000	$215	61
19534 S Sagamore Rd	0.46mi	4/2.5 (+1)	2,180 (-1%)	15mo	$541,000	$248	55
4240 Wooster Rd	0.19mi	4/2.5 (+1)	2,494 (+13%)	11mo	$490,000	$196	52
20936 Woodstock Ave	0.41mi	4/1.5 (+1)	2,384 (+8%)	14mo	$339,000	$142	51
4307 W 212th St	0.69mi	3/1.5	2,280 (+3%)	15mo	$290,000	$127	50
19529 Westover Ave	0.59mi	3/2.5	2,112 (-4%)	14mo	$652,000	$309	50
19681 Westover Ave	0.50mi	4/3.0 (+1)	2,490 (+13%)	1mo	$729,900	$293	43
20049 Parkview Ave	0.60mi	3/2.5	1,962 (-11%)	15mo	$475,000	$242	37
20959 Parklane Dr	0.70mi	4/1.5 (+1)	1,890 (-14%)	13mo	$260,000	$138	28

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $105,336
• Equity at exit: $59,626

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $311,513
• Equity at exit: $34,576

Cash invested: $111,972 (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 44126

• Active inventory: 63
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $7,179 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$740 /mo · $8,882/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,508
• Net cashflow: $2,667

Break-even live

Break-even rent $3,802

Max offer price $399,900

Occupancy floor 58%

Sensitivity live

Price	-10% $2,894	-5% $2,780	+0% $2,667	+5% $2,554	+10% $2,441
Rent	-10% $2,100	-5% $2,384	+0% $2,667	+5% $2,951	+10% $3,234
Rate	-1.0pp $2,869	-0.5pp $2,769	base $2,667	+0.5pp $2,564	+1.0pp $2,458

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2761 Forestview Ave Rocky River, OH	3.0	1.5	1684	$2,295	$1.36	44d	1	0.96mi
21216 N Park Dr Cleveland, OH	4.0	1.5	2150	$2,325	$1.08	2d	1	1.05mi
18031 Larchwood Ave Unit 1496131P Cleveland, OH	4.0	2.5	2098	$7,977	$3.80	3d	1	1.21mi
22603 Center Ridge Rd Rocky River, OH	1.0–3.0	1.0–2.5	2190	$6,295	$2.87	2d	23	1.40mi

Listing history 7 events

1. 2026-06-21
   days on market $399,900 Active 9 DOM
2. 2026-06-18
   days on market $399,900 Active 6 DOM
3. 2026-06-17
   days on market $399,900 Active 5 DOM
4. 2026-06-16
   days on market $399,900 Active 4 DOM
5. 2026-06-15
   days on market $399,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $399,900 Active 1 DOM

ⓘ 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: $8,882 · $740/mo
• Projected year-2 tax: $8,882 · $740/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,145
• − Mortgage interest: −$22,401
• − Property taxes: −$8,882
• − Insurance: −$2,000
• − Repairs & maintenance: −$6,892
• − Management: −$6,892
• − Depreciation: −$11,633
• Taxable income: $27,446
• Est. tax owed @ 24.0%: −$6,587
• After-tax cash flow: $25,420/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: Fairview Park City
• NCES district ID: 3904397
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $53,674
• Composite: 50.55/100
• National rank: #1848
• State rank: #297 of 656 in OH

Livability — Fairview Park

• Score: 84/100
• State rank: #56
• US rank: #771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Park, OH
• County: Cuyahoga · 1,045,444 people
• City population: 17,012
• Metro: Cleveland, OH
• Population (ZIP): 17,012
• Household income: $77,944
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 11.6

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 8% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Arabic 2% Spanish 2% Chinese 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: ▼ -205.22%
• Current HPI: 213.1104
• 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

+93.2% since first listed

16 events — show timeline

• 2026-06-12 Listed $399,900 MLSNOW
• 2022-05-26 Sold (Public Records) $375,000 Public Records
• 2022-05-25 Sold (MLS) $375,000 MLSNOW
• 2022-05-19 Pending — MLSNOW
• 2022-04-11 Contingent — MLSNOW
• 2022-04-07 Listed $319,900 MLSNOW
• 2008-12-10 Listing Removed — MLSNOW
• 2008-11-28 Listed $189,900 MLSNOW
• 2008-11-20 Listing Removed — MLSNOW
• 2008-04-20 Listed $189,900 MLSNOW
• 2008-04-13 Listing Removed — MLSNOW
• 2007-09-13 Listed $189,900 MLSNOW
• 2007-09-07 Listing Removed — MLSNOW
• 2007-06-07 Listed $189,900 MLSNOW
• 2005-11-01 Listing Removed — MLSNOW
• 2005-03-21 Listed $207,000 MLSNOW

Property tax history

+6.7%/yr

Latest (2025): $8,882 · -0.5% YoY. Source: county tax records.