20426 Almar Dr · Shaker Heights, OH 44122

$215,000

4 bd · 1.5 ba · 1,561 sqft · SingleFamily public records · 19 Days on market

Built 1925 6,534 sqft lot $138/sqft · 21% below area Est $288k · 25% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Livability +4.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move Right In, Much Charm, New Kitchen W/ Granite Counters, Newer Roof & Furnace, C/A, Hdwd Flrs, Brick Paver Driveway, Lovely Fenced Yard W/ Patio, All Appliances Stay, Walk To Rapid.

Key facts

• Private backyard
• Brick driveway
• Well-maintained home

Tags

• PRIVATE BACKYARD
• PATIO
• DETACHED GARAGE
• BRICK DRIVEWAY
• QUICK HIGHWAY ACCESS
• WELL-MAINTAINED HOME

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Garage with electricity and garage door opener
• Utilities: Public water; Public sewer
• Home design: 3-story home; Faces north; Wood siding
• Construction: Built using wood siding; Asphalt roof; Full unfinished basement
• Exterior features: Garden; Deck; Patio; Porch; Full wood and chain-link fencing

Interior

• Kitchen: Granite counters; Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: Total rooms: 7; Basement level present (full, unfinished)
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom included
• Interior features: Built-in features; Ceiling fans; Crown molding; Granite counters; Recessed lighting; Storage; Soaking tub; Natural woodwork; Bay windows; Drapes; Shutters; Gas fireplace with stone surround in living room; Wood-burning fireplace option
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (2.5% below list).
• Recommended offer: $173k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.5% in Shaker 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 89/100 on livability (#15 in OH, #134 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F.
• Shaker Heights City (suburban): math 50% / reading 63% proficiency, ranked #309 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mercer Elementary School (math 62% / reading 57%, grade B-, #670 of 1,584 statewide, top 45%, 307 students, 27% FRL); Shaker Hts Middle School (math 49% / reading 56%, grade C+, #378 of 654 statewide, top 59%, 651 students, 30% FRL); Shaker Hts High School (math 34% / reading 70%, grade D+, #343 of 781 statewide, top 47%, 1,498 students, 24% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 183 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,408 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.97% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 8.5

CMA / ARV

• ARV (median comp): $287,745
• List price: $215,000
• Delta: -25.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3401 Helen Rd	0.28mi	4/2.5	1,590 (+2%)	10mo	$310,000	$195	72
3459 Helen Rd	0.39mi	3/1.5 (-1)	1,504 (-4%)	11mo	$290,000	$193	62
20975 Farnsleigh Rd	0.23mi	3/1.5 (-1)	1,786 (+14%)	7mo	$260,000	$146	54
19425 Chagrin Blvd	0.57mi	3/1.5 (-1)	1,655 (+6%)	17mo	$250,000	$151	44
18927 Chagrin Blvd	0.72mi	3/1.5 (-1)	1,671 (+7%)	6mo	$250,000	$150	44
3581 Lytle Rd	0.63mi	4/3.0	1,792 (+15%)	3mo	$350,000	$195	38
3445 Colton Rd	0.38mi	3/2.0 (-1)	1,333 (-15%)	19mo	$245,000	$184	35
3571 Traver Rd	0.62mi	4/2.5	1,790 (+15%)	13mo	$405,000	$226	32
18977 Chagrin Blvd	0.72mi	3/1.5 (-1)	1,700 (+9%)	22mo	$257,500	$151	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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.11×
• Total profit: $-53,385
• Equity at exit: $32,057

10-year hold

• IRR: -34.8%
• Equity multiple: -0.33×
• Total profit: $-79,801
• Equity at exit: $18,589

Cash invested: $60,200 (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 44122

• Rents YoY: 1.1%
• Active inventory: 183
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$674 /mo · $8,089/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-235

Break-even live

Break-even rent $2,394

Max offer price $173,408

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-175	+0% $-235	+5% $-296	+10% $-357
Rent	-10% $-401	-5% $-318	+0% $-235	+5% $-153	+10% $-70
Rate	-1.0pp $-127	-0.5pp $-181	base $-235	+0.5pp $-291	+1.0pp $-348

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 Warrensville Center Rd Shaker Heights, OH	1.0–3.0	1.0–2.0	1253	$1,700	$1.36	3d	3	0.10mi
3208 Warrensville Center Rd Shaker Heights, OH	1.0–3.0	1.0–2.0	1145	$1,700	$1.48	3d	1	0.10mi
3311 Warrensville Center Rd Shaker Heights, OH	1.0–3.0	2.0	1319	$1,795	$1.36	3d	2	0.11mi
20005 Farnsleigh Rd Shaker Heights, OH	1.0–3.0	1.0–3.5	1407	$7,815	$5.55	3d	8	0.30mi
19601 Van Aken Blvd Shaker Heights, OH	1.0–4.0	1.0–4.0	1977	$4,400	$2.23	23d	1	0.43mi
19333 Van Aken Blvd Shaker Heights, OH	3.0	2.0	1500	$2,075	$1.38	45d	1	0.49mi
3614 Lynnfield Rd Shaker Heights, OH	4.0	2.0	1584	$1,450	$0.92	18d	1	0.92mi
18314 Chagrin Blvd Unit 1 Shaker Heights, OH	3.0	2.0	1670	$1,600	$0.96	19d	1	0.97mi
3578 Latimore Rd Shaker Heights, OH	3.0	1.5	2113	$2,200	$1.04	4d	1	0.97mi
3665 Lynnfield Rd Unit UP Shaker Heights, OH	4.0	2.0	1600	$1,849	$1.16	45d	1	0.97mi
18313 Newell Rd Beachwood, OH	3.0	1.0	1318	$1,395	$1.06	46d	1	0.97mi
3653 Winchell Rd Unit 2 Shaker Heights, OH	5.0	3.0	1775	$2,350	$1.32	45d	1	1.00mi
3538 Glencairn Rd Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	18d	1	1.03mi
3538 Glencairn Rd Unit 2 Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	23d	1	1.03mi
3538 Glencairn Rd Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	21d	1	1.03mi
3601 Glencairn Rd Shaker Heights, OH	3.0	1.5	1890	$1,500	$0.79	45d	1	1.07mi
19406 Wickfield Ave Warrensville Heights, OH	3.0	1.5	1934	$2,650	$1.37	3d	1	1.08mi
17800 Winslow Rd Shaker Heights, OH	3.0	1.0	1120	$2,000	$1.79	13d	1	1.08mi
23220 Chagrin Blvd Beachwood, OH	1.0–3.0	1.0–2.5	1324	$3,535	$2.67	3d	54	1.12mi
3634 Glencairn Rd Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	25d	1	1.13mi
3636 Glencairn Rd Unit 2 Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	25d	1	1.13mi
18801 Invermere Ave Cleveland, OH	3.0	2.5	2134	$2,200	$1.03	3d	1	1.14mi
19714 Shakerwood Rd Warrensville Heights, OH	3.0	1.5	1344	$1,695	$1.26	45d	1	1.16mi
3584 Palmerston Rd Unit down Shaker Heights, OH	3.0	1.0	1220	$1,600	$1.31	45d	1	1.18mi
17424 Winslow Rd Cleveland, OH	4.0	2.0	1995	$2,200	$1.10	18d	1	1.21mi
3578 Ingleside Rd Shaker Heights, OH	5.0	2.0	1308	$1,850	$1.41	6d	1	1.24mi
3536 Normandy Rd Unit Vacant Shaker Heights, OH	3.0	1.0	1216	$1,600	$1.32	25d	1	1.26mi
3524 Daleford Rd Cleveland, OH	3.0	1.0	1700	$2,200	$1.29	18d	1	1.31mi
2539 Warrensville Center Rd Unit Down Cleveland, OH	3.0	2.0	1652	$2,400	$1.45	3d	1	1.34mi
3886 E 188th St Cleveland, OH	3.0	1.0	1060	$1,800	$1.70	6d	1	1.35mi
3982 Meadowbrook Blvd University Heights, OH	3.0	1.5	1650	$2,200	$1.33	3d	1	1.38mi
3671 Daleford Rd Cleveland, OH	3.0	2.0	1536	$1,675	$1.09	23d	1	1.40mi
3671 Daleford Rd Unit Up Shaker Heights, OH	3.0	2.0	1536	$1,675	$1.09	19d	1	1.41mi
3579 Riedham Rd Unit Up Shaker Heights, OH	4.0	2.0	1648	$1,600	$0.97	45d	1	1.43mi
16818 Kenyon Rd Unit 2 Shaker Heights, OH	4.0	1.0	1900	$1,900	$1.00	6d	1	1.49mi

Listing history 12 events

1. 2026-05-18
   status Pending 677-char remark
2. 2026-05-13
   price $215,000 677-char remark
3. 2026-04-29
   listed $225,000 Active 677-char remark
4. 2005-06-30
   soldstatus $190,000 190-char remark

   Show marketing remark (190 chars)

   Move Right In, Much Charm, New Kitchen W/ Granite Counters, Newer Roof & Furnace, C/A, Hdwd Flrs, Brick Paver Driveway, Lovely Fenced Yard W/ Patio, All Appliances Stay, Walk To Rapid.

5. 2005-06-23
   soldstatus $193,000
6. 2005-04-06
   listed $199,500 190-char remark

   Show marketing remark (190 chars)

   Move Right In, Much Charm, New Kitchen W/ Granite Counters, Newer Roof & Furnace, C/A, Hdwd Flrs, Brick Paver Driveway, Lovely Fenced Yard W/ Patio, All Appliances Stay, Walk To Rapid.

7. 1992-11-06
   soldstatus $92,500

   Show marketing remark (112 chars)

   Newly Painted Shingled Colonial On Popular Street-newer Kitchen And Bathrooms-redecorated Throughout-fenced Yard

8. 1992-11-06
   soldstatus $92,500

   Show marketing remark (112 chars)

   Newly Painted Shingled Colonial On Popular Street-newer Kitchen And Bathrooms-redecorated Throughout-fenced Yard

9. 1992-10-31
   historical

   Show marketing remark (112 chars)

   Newly Painted Shingled Colonial On Popular Street-newer Kitchen And Bathrooms-redecorated Throughout-fenced Yard

10. 1992-05-18
    listed $99,900

    Show marketing remark (112 chars)

    Newly Painted Shingled Colonial On Popular Street-newer Kitchen And Bathrooms-redecorated Throughout-fenced Yard

11. 1986-07-11
    soldstatus $83,500
12. 1977-06-01
    soldstatus $47,400

ⓘ 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: $8,089 · $674/mo
• Projected year-2 tax: $8,089 · $674/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 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,150
• − Mortgage interest: −$12,043
• − Property taxes: −$8,089
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$6,255
• Taxable loss: −$6,336
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $-1,305/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: Shaker Heights City
• NCES district ID: 3904475
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $69,421
• Composite: 49.98/100
• National rank: #1928
• State rank: #309 of 656 in OH

Livability — Shaker Heights

• Score: 89/100
• State rank: #15
• US rank: #134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shaker Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 69,880
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 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: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• 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

+353.6% since first listed

12 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-13 Price Changed $215,000 MLSNOW
• 2026-04-29 Listed $225,000 MLSNOW
• 2005-06-30 Sold (MLS) $190,000 MLSNOW
• 2005-06-23 Sold (Public Records) $193,000 Public Records
• 2005-04-06 Listed $199,500 MLSNOW
• 1992-11-06 Sold (Public Records) $92,500 Public Records
• 1992-11-06 Sold (MLS) $92,500 MLSNOW
• 1992-10-31 Listing Removed — MLSNOW
• 1992-05-18 Listed $99,900 MLSNOW
• 1986-07-11 Sold (Public Records) $83,500 Public Records
• 1977-06-01 Sold (Public Records) $47,400 Public Records

Property tax history

+1.9%/yr

Latest (2025): $8,089 · +21.2% YoY. Source: county tax records.