1372 Golden Gate Blvd Unit B-201 · Mayfield Heights, OH 44124

$79,900

1 bd · 1.0 ba · 608 sqft · Condo public records · 11 Days on market

Built 1960 $253/mo HOA · 23% of rent

---

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 +17.6/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Condominium in a Great Location! Large Spacious Living Room! Nice Kitchen! Clean and Neutral! Laundry Across the Hall! Low Tax Rates! Make an Offer!

Key facts

• $253 HOA
• Pool
• Built 1960

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $64 ($762/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 7.2% vs local median 4.2% in Mayfield 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 80/100 on livability (#107 in OH, #1,609 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Mayfield City (suburban): math 56% / reading 71% proficiency, ranked #225 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.5%/yr); 176 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent is only 16% of the median local income ($82k/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 $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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 34y 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 $50k; list at $80k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.38% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.68×
• Total profit: $-7,090
• Equity at exit: $11,913

10-year hold

• IRR: 3.7%
• Equity multiple: 1.30×
• Total profit: $6,663
• 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 44124

• Rents YoY: 4.5%
• Active inventory: 176
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$419
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$33
• HOA: −$253
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $64

Break-even live

Break-even rent $1,025

Max offer price $79,900

Occupancy floor 89%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6332 Maplewood Rd Mayfield Heights, OH	1.0–2.0	1.0	810	$975	$1.20	2d	1	0.02mi
1432 Golden Gate Blvd Mayfield Heights, OH	1.0–2.0	1.0–1.5	712	$1,140	$1.60	2d	11	0.10mi
6500 Maplewood Rd Mayfield Heights, OH	1.0–2.0	1.0	800	$1,119	$1.40	3d	6	0.39mi
6503 Marsol Rd Mayfield Heights, OH	1.0–3.0	1.0–2.0	1022	$900	$0.88	2d	3	0.54mi
1422 Som Center Rd Cleveland, OH	1.0–3.0	1.0–2.0	1097	$1,149	$1.05	2d	35	0.55mi
6807 Mayfield Rd Mayfield Heights, OH	2.0	1.0–2.0	745	$1,024	$1.38	2d	20	0.94mi
250 Chatham Way Cleveland, OH	1.0–2.0	1.0	796	$1,209	$1.52	2d	18	1.00mi

HOA detail condo

• Monthly dues: $253 · $3,036/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-19
   status Pending
2. 2026-04-08
   listed $79,900 Active
3. 2021-06-22
   soldstatus $49,500 Closed 158-char remark

   Show marketing remark (158 chars)

   Excellent Condominium in a Great Location! Large Spacious Living Room! Nice Kitchen! Clean and Neutral! Laundry Across the Hall! Low Tax Rates! Make an Offer!

4. 2021-06-22
   soldstatus $49,500

   Show marketing remark (158 chars)

   Excellent Condominium in a Great Location! Large Spacious Living Room! Nice Kitchen! Clean and Neutral! Laundry Across the Hall! Low Tax Rates! Make an Offer!

5. 2021-06-02
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Excellent Condominium in a Great Location! Large Spacious Living Room! Nice Kitchen! Clean and Neutral! Laundry Across the Hall! Low Tax Rates! Make an Offer!

6. 2021-05-25
   listed $53,900 Active 158-char remark

   Show marketing remark (158 chars)

   Excellent Condominium in a Great Location! Large Spacious Living Room! Nice Kitchen! Clean and Neutral! Laundry Across the Hall! Low Tax Rates! Make an Offer!

7. 2013-07-01
   soldstatus $35,000
8. 1995-07-31
   soldstatus $29,000
9. 1995-07-31
   soldstatus $29,000
10. 1995-06-01
    listed $34,500
11. 1992-09-29
    historical
12. 1992-06-01
    listed $36,500
13. 1984-04-17
    soldstatus $26,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $13,268
• − Mortgage interest: −$4,476
• − Property taxes: −$1,256
• − Insurance: −$400
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − HOA: −$3,036
• − Depreciation: −$2,324
• Taxable loss: −$346
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $845/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: Mayfield City
• NCES district ID: 3904437
• Math proficiency: 56% ▼ -16.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $57,965
• Composite: 54.68/100
• National rank: #1328
• State rank: #225 of 656 in OH

Livability — Mayfield Heights

• Score: 80/100
• State rank: #107
• US rank: #1609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayfield Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 39,779
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 39,779
• Household income: $82,392
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1286.0

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 White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 4% Other Indo-European 4% Spanish 3%

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: ▼ -212.96%
• Current HPI: 164.108
• Rent YoY: ▲ 4.45%
• 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

+207.3% since first listed

13 events — show timeline

• 2026-04-19 Pending — MLSNOW
• 2026-04-08 Listed $79,900 MLSNOW
• 2021-06-22 Sold (Public Records) $49,500 Public Records
• 2021-06-22 Sold (MLS) $49,500 MLSNOW
• 2021-06-02 Pending — MLSNOW
• 2021-05-25 Listed $53,900 MLSNOW
• 2013-07-01 Sold (Public Records) $35,000 Public Records
• 1995-07-31 Sold (Public Records) $29,000 Public Records
• 1995-07-31 Sold (MLS) $29,000 MLSNOW
• 1995-06-01 Listed $34,500 MLSNOW
• 1992-09-29 Listing Removed — MLSNOW
• 1992-06-01 Listed $36,500 MLSNOW
• 1984-04-17 Sold (Public Records) $26,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,256 · +0.0% YoY. Source: county tax records.