4011 Liggett Dr · Parma, OH 44134

$144,900

4 bd · 1.0 ba · 912 sqft · SingleFamily public records · 99 Days on market

Built 1932 5,998 sqft lot $159/sqft · 18% below area Est $177k · 18% under ↓ 3% since listing

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Why this score? — see what drove the A- 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
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage set back on lot in the heart of Parma. 2 Bedrooms up. 1st Floor den could be 3rd bedroom (no closet). Furnace 3yrs. Roof 8yrs. Drive approx 8yrs. Access to crawl space in kitchen. Easy access to highways.

Key facts

• Roof 8yrs
• Drive approx 8yrs
• Furnace 3yrs

Tags

• COTTAGE SET BACK
• FURNACE 3YRS
• ROOF 8YRS
• DRIVE APPROX 8YRS
• ACCESS TO CRAWL SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.0% in Parma — 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 82/100 on livability (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.6%/yr); 121 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,635/mo this rent would consume 46% of the median local household income ($69k/yr) (locally 668% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.82% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.61%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $177,108
• List price: $144,900
• Delta: -18.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3303 Ingleside Dr	0.37mi	3/1.5 (-1)	908 (-0%)	3mo	$150,000	$165	73
3416 Snow Rd	0.22mi	3/1.5 (-1)	936 (+3%)	8mo	$172,000	$184	71
3111 Liggett Dr	0.36mi	3/1.0 (-1)	952 (+4%)	8mo	$190,000	$200	64
4413 Torrington Ave	0.35mi	3/2.0 (-1)	968 (+6%)	1mo	$210,000	$217	63
3116 Lucerne Ave	0.37mi	3/2.0 (-1)	864 (-5%)	9mo	$196,000	$227	57
3811 Theota Ave	0.53mi	3/1.0 (-1)	978 (+7%)	4mo	$152,000	$155	54
5603 Allanwood Dr	0.71mi	3/1.5 (-1)	936 (+3%)	3mo	$180,000	$192	53
4007 Tuxedo Ave	0.69mi	4/2.0	852 (-7%)	3mo	$219,000	$257	50
2619 Fortune Ave	0.71mi	3/1.5 (-1)	978 (+7%)	0mo	$200,000	$204	47
3714 Russell Ave	0.66mi	3/1.5 (-1)	988 (+8%)	7mo	$184,000	$186	42
4606 Maplecrest Ave	0.50mi	3/1.0 (-1)	1,032 (+13%)	9mo	$155,000	$150	42
2922 Grovewood Ave	0.71mi	3/1.0 (-1)	1,030 (+13%)	5mo	$220,000	$214	37

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: 32.1%
• Equity multiple: 2.44×
• Total profit: $58,555
• Equity at exit: $21,605

10-year hold

• IRR: 41.9%
• Equity multiple: 5.98×
• Total profit: $202,195
• Equity at exit: $12,528

Cash invested: $40,572 (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 44134

• Rents YoY: 10.6%
• Active inventory: 121
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,635 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$193 /mo · $2,310/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,069

Break-even live

Break-even rent $1,282

Max offer price $144,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,151	-5% $1,110	+0% $1,069	+5% $1,028	+10% $987
Rent	-10% $861	-5% $965	+0% $1,069	+5% $1,173	+10% $1,277
Rate	-1.0pp $1,142	-0.5pp $1,106	base $1,069	+0.5pp $1,031	+1.0pp $993

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Snow Rd Unit up Parma, OH	3.0	1.0	1026	$1,700	$1.66	44d	1	0.47mi
2611 Brookdale Ave Cleveland, OH	3.0	1.0	1092	$1,825	$1.67	44d	1	0.79mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	15d	1	0.87mi

Listing history 5 events

1. 2026-05-13
   status Pending 212-char remark

   Show marketing remark (212 chars)

   Cottage set back on lot in the heart of Parma. 2 Bedrooms up. 1st Floor den could be 3rd bedroom (no closet). Furnace 3yrs. Roof 8yrs. Drive approx 8yrs. Access to crawl space in kitchen. Easy access to highways.

2. 2026-05-05
   status Active 212-char remark

   Show marketing remark (212 chars)

   Cottage set back on lot in the heart of Parma. 2 Bedrooms up. 1st Floor den could be 3rd bedroom (no closet). Furnace 3yrs. Roof 8yrs. Drive approx 8yrs. Access to crawl space in kitchen. Easy access to highways.

3. 2026-04-22
   status Pending 212-char remark

   Show marketing remark (212 chars)

   Cottage set back on lot in the heart of Parma. 2 Bedrooms up. 1st Floor den could be 3rd bedroom (no closet). Furnace 3yrs. Roof 8yrs. Drive approx 8yrs. Access to crawl space in kitchen. Easy access to highways.

4. 2026-04-12
   price $144,900 212-char remark

   Show marketing remark (212 chars)

   Cottage set back on lot in the heart of Parma. 2 Bedrooms up. 1st Floor den could be 3rd bedroom (no closet). Furnace 3yrs. Roof 8yrs. Drive approx 8yrs. Access to crawl space in kitchen. Easy access to highways.

5. 2026-01-19
   listed $149,900 Active 212-char remark

   Show marketing remark (212 chars)

   Cottage set back on lot in the heart of Parma. 2 Bedrooms up. 1st Floor den could be 3rd bedroom (no closet). Furnace 3yrs. Roof 8yrs. Drive approx 8yrs. Access to crawl space in kitchen. Easy access to highways.

ⓘ 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: $2,310 · $193/mo
• Projected year-2 tax: $2,310 · $193/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 · 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: $31,617
• − Mortgage interest: −$8,117
• − Property taxes: −$2,310
• − Insurance: −$724
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$4,215
• Taxable income: $11,191
• Est. tax owed @ 24.0%: −$2,686
• After-tax cash flow: $10,138/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 37,774
• Household income: $68,625
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 668.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 3%
• Common ancestry: Romanian 14% Subsaharan African 6% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Indo-European 2%

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: ▼ -215.17%
• Current HPI: 184.0553
• Rent YoY: ▲ 10.56%
• 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

-3.3% since first listed

5 events — show timeline

• 2026-05-13 Pending — MLSNOW
• 2026-05-05 Relisted — MLSNOW
• 2026-04-22 Pending — MLSNOW
• 2026-04-12 Price Changed $144,900 MLSNOW
• 2026-01-19 Listed $149,900 MLSNOW

Property tax history

+26.2%/yr

Latest (2025): $2,310 · -4.5% YoY. Source: county tax records.