4871 Banbury Ct #10 · Warrensville Heights, OH 44128

$79,900

3 bd · 1.5 ba · 1,406 sqft · Condo public records · 79 Days on market

Built 1963 $57/sqft · 49% above area Est $54k · 49% over $165/mo HOA · 12% of rent

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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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Miles Landing! This three bedroom, one and half bathroom condo is ready for its next occupant. Schedule your showing today!

Key facts

• $165 HOA
• Built 1963
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#316 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, commute D-.
• Warrensville Heights City (suburban): math 22% / reading 29% proficiency, ranked #604 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+12.0%/yr); 32 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 36% of the median local income ($44k/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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $63k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 5.0

CMA / ARV

• ARV (median comp): $53,662
• List price: $79,900
• Delta: 48.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.78×
• Total profit: $17,419
• Equity at exit: $11,913

10-year hold

• IRR: 30.1%
• Equity multiple: 4.46×
• Total profit: $77,393
• Equity at exit: $6,908

Cash invested: $22,372 (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 44128

• Rents YoY: 12.0%
• Active inventory: 32
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$419
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$33
• HOA: −$165
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $365

Break-even live

Break-even rent $862

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4889 Banbury Ct Warrensville Heights, OH	2.0	2.0	1116	$1,075	$0.96	16d	1	0.07mi
23755 Banbury Cir #10 Cleveland, OH	2.0	1.5	1116	$1,075	$0.96	16d	1	0.16mi
21418 Raymond St Maple Heights, OH	3.0	2.0	1158	$1,695	$1.46	14d	1	1.13mi
4340 Clarkwood Pkwy Cleveland, OH	1.0–4.0	1.0–2.0	1007	$1,108	$1.10	1d	487	1.16mi
5303 Northfield Rd Bedford Heights, OH	2.0	1.0–2.0	712	$1,210	$1.70	2d	28	1.21mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	43d	1	1.25mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	43d	1	1.27mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	43d	1	1.28mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	2d	1	1.39mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	43d	1	1.42mi
25400 Rockside Rd Bedford Heights, OH	1.0–3.0	1.0–2.0	870	$1,455	$1.67	1d	6	1.43mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	1d	1	1.45mi
20609 Hillgrove Ave Maple Heights, OH	4.0	2.0	1776	$1,497	$0.84	16d	1	1.48mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-03-09
   listed $79,900 Active 134-char remark

   Show marketing remark (134 chars)

   Welcome to Miles Landing! This three bedroom, one and half bathroom condo is ready for its next occupant. Schedule your showing today!

2. 2011-11-21
   historical
3. 2011-10-30
   listed $15,788
4. 2011-06-20
   historical
5. 2011-06-09
   listed $19,900
6. 2010-12-31
   historical
7. 2010-09-16
   listed $24,000
8. 2007-09-27
   historical
9. 2007-05-29
   listed $27,900
10. 2001-02-15
    soldstatus $62,900
11. 1999-06-09
    soldstatus $3,050,000

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$240/yr (+$20/mo · 31.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,896
• − Mortgage interest: −$4,476
• − Property taxes: −$766
• − Insurance: −$400
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − HOA: −$1,980
• − Depreciation: −$2,324
• Taxable income: $3,407
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $3,566/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: Warrensville Heights City
• NCES district ID: 3904500
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 29% ▼ -15.00%
• Median HH income: $34,622
• Composite: 20.98/100
• National rank: #8467
• State rank: #604 of 656 in OH

Livability — Warrensville Heights

• Score: 73/100
• State rank: #316
• US rank: #5173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensville Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 27,122
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 27,122
• Household income: $43,993
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2088.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -83.42%
• Current HPI: 114.0877
• Rent YoY: ▲ 11.96%
• 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

-97.4% since first listed

11 events — show timeline

• 2026-03-09 Listed $79,900 MLSNOW
• 2011-11-21 Listing Removed — MLSNOW
• 2011-10-30 Listed $15,788 MLSNOW
• 2011-06-20 Listing Removed — MLSNOW
• 2011-06-09 Listed $19,900 MLSNOW
• 2010-12-31 Listing Removed — MLSNOW
• 2010-09-16 Listed $24,000 MLSNOW
• 2007-09-27 Listing Removed — MLSNOW
• 2007-05-29 Listed $27,900 MLSNOW
• 2001-02-15 Sold (Public Records) $62,900 Public Records
• 1999-06-09 Sold (Public Records) $3,050,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $766 · +399.5% YoY. Source: county tax records.