18915 Longview Ave · Maple Heights, OH 44137

$110,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 12 Days on market

Built 1956 5,401 sqft lot Est $142k · 23% 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
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maple Heights Cape Cod with 3 bedrooms and 1 bath. Bank Owned sold AS-IS with no disclosures expressed or implied. Property was built prior to 1978 and lead based paint may potentially exist. Prior to seller receipt and approval of the full title package from foreclosure, Seller to provide Non-Warranty Deed only.

Key facts

• Enclosed porch
• 5,401 sq ft lot
• 2 garage spots

Tags

• ENCLOSED PORCH
• DETACHED 2 CAR GARAGE
• QUICK ACCESS TO LOCAL SHOPPING
• QUICK ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.5% vs local median 7.7% in Maple Heights — 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 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: schools D+, crime D, employment D.
• 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.
• Market conditions: Rents rising fast (+14.8%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $761 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 + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $23k; list at $110k implies a 373% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1956 — 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. 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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $142,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18915 Longview Ave	0.00mi	3/1.0	1,040 (0%)	1mo	$110,000	$106	100
19312 Fairway Ave	0.17mi	3/1.5	1,092 (+5%)	1mo	$82,500	$76	81
18840 Nitra Ave	0.14mi	3/1.5	1,120 (+8%)	2mo	$115,000	$103	78
19703 Fairway Ave	0.30mi	3/1.0	1,092 (+5%)	0mo	$151,000	$138	77
5165 Camden Rd	0.23mi	3/2.0	1,150 (+11%)	2mo	$173,000	$150	66
5239 Arch St	0.46mi	3/2.0	1,100 (+6%)	3mo	$159,995	$145	63
20705 Hansen Rd	0.66mi	3/1.0	1,080 (+4%)	2mo	$136,000	$126	61
5357 Beechwood Ave	0.54mi	3/1.5	1,100 (+6%)	3mo	$160,000	$145	61
20600 Watson Rd	0.59mi	3/1.5	1,092 (+5%)	2mo	$149,900	$137	60
5409 Hollywood Ave	0.59mi	3/1.5	1,092 (+5%)	3mo	$169,350	$155	60
5100 Erwin St	0.25mi	3/2.0	1,192 (+15%)	1mo	$149,000	$125	59
5435 Beechwood Ave	0.67mi	3/1.5	1,184 (+14%)	1mo	$137,100	$116	43

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: 16.2%
• Equity multiple: 1.70×
• Total profit: $21,484
• Equity at exit: $16,401

10-year hold

• IRR: 28.5%
• Equity multiple: 4.21×
• Total profit: $98,993
• Equity at exit: $9,511

Cash invested: $30,800 (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: 84
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$577
• Tax from tax record: −$250 /mo · $2,999/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $474

Break-even live

Break-even rent $1,105

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	7d	1	0.08mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	0.09mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	16d	1	0.12mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	15d	1	0.13mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	4d	1	0.15mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.17mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	2d	1	0.19mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	7d	1	0.34mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	0.36mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	2d	1	0.46mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.47mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	0.49mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	7d	1	0.55mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	16d	1	0.57mi
20600 Watson Rd Maple Heights, OH	3.0	1.5	1092	$1,953	$1.79	2d	1	0.58mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	0.58mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	10d	1	0.58mi
20605 Hansen Rd Maple Heights, OH	4.0	1.0	1164	$1,850	$1.59	44d	1	0.59mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	2d	1	0.60mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	2d	1	0.60mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	0.63mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	0.65mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	44d	1	0.66mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	21d	1	0.67mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	44d	1	0.67mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	0.70mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	0.72mi
21111 Raymond St Maple Heights, OH	3.0	1.0	1100	$1,275	$1.16	44d	1	0.80mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	7d	1	0.81mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	4d	1	0.81mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	7d	1	0.84mi
21206 Hillgrove Ave Maple Heights, OH	3.0	1.5	1056	$1,375	$1.30	44d	1	0.86mi
21106 Gardenview Dr Maple Heights, OH	3.0	2.0	1188	$1,600	$1.35	2d	1	0.87mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.89mi
21303 Kenyon Dr Maple Heights, OH	3.0	1.0	1215	$1,400	$1.15	44d	1	0.91mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	0.91mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	23d	1	0.92mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.93mi
21418 Raymond St Maple Heights, OH	3.0	2.0	1158	$1,695	$1.46	15d	1	0.93mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	0.94mi

Listing history 7 events

1. 2026-03-30
   status Pending
2. 2026-03-18
   listed $110,000 Active
3. 2013-10-11
   soldstatus $23,250 314-char remark

   Show marketing remark (314 chars)

   Maple Heights Cape Cod with 3 bedrooms and 1 bath. Bank Owned sold AS-IS with no disclosures expressed or implied. Property was built prior to 1978 and lead based paint may potentially exist. Prior to seller receipt and approval of the full title package from foreclosure, Seller to provide Non-Warranty Deed only.

4. 2013-07-12
   listed $24,000 314-char remark

   Show marketing remark (314 chars)

   Maple Heights Cape Cod with 3 bedrooms and 1 bath. Bank Owned sold AS-IS with no disclosures expressed or implied. Property was built prior to 1978 and lead based paint may potentially exist. Prior to seller receipt and approval of the full title package from foreclosure, Seller to provide Non-Warranty Deed only.

5. 2002-06-10
   soldstatus $85,250 187-char remark

   Show marketing remark (187 chars)

   Violation Free 3 Bedrm 2 Full Bath Home W/ Large Eat-in Kitchen. Partially Finished Bsmt. Washer/Dryer Stay. Sun Rm Off Bedrm. 2 Car Garage. Immediate Possession. Hurry. This One Is Nice.

6. 2002-06-03
   soldstatus $85,300
7. 2002-03-14
   listed $92,000 187-char remark

   Show marketing remark (187 chars)

   Violation Free 3 Bedrm 2 Full Bath Home W/ Large Eat-in Kitchen. Partially Finished Bsmt. Washer/Dryer Stay. Sun Rm Off Bedrm. 2 Car Garage. Immediate Possession. Hurry. This One Is Nice.

ⓘ 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: $2,999 · $250/mo
• Projected year-2 tax: $2,999 · $250/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 ≥96°F today · 17 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: $20,459
• − Mortgage interest: −$6,162
• − Property taxes: −$2,999
• − Insurance: −$550
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,200
• Taxable income: $4,274
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,665/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

+19.6% since first listed

7 events — show timeline

• 2026-03-30 Pending — MLSNOW
• 2026-03-18 Listed $110,000 MLSNOW
• 2013-10-11 Sold (MLS) $23,250 MLSNOW
• 2013-07-12 Listed $24,000 MLSNOW
• 2002-06-10 Sold (MLS) $85,250 MLSNOW
• 2002-06-03 Sold (Public Records) $85,300 Public Records
• 2002-03-14 Listed $92,000 MLSNOW

Property tax history

+6.2%/yr

Latest (2025): $2,999 · -10.0% YoY. Source: county tax records.