15003 Florence Dr · Maple Heights, OH 44137

$175,000

3 bd · 2.0 ba · 1,053 sqft · SingleFamily public records · 34 Days on market

Built 1985 Est $177k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +8.0/15.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Correct Address is 15033 not 15003 (County has it listed wrong) HOUSE INCLUDES a One Year Home Warranty Brick 3 Bedroom Ranch w 2+ Car Garage w Opener Additional Office/Bedroom/Playroom in Basement New Shingle Roof w New wood and Gutter Guards Attic w Drop Down Ladder Access Whole House AC and Gas Furnace Front and Back Porch 2 Full Bathrooms (Basement has Walk-In Shower) All Appliances Included (Electric Cooktop and Oven, Microwave, Refrigerator, Dishwasher, Washer and Gas Dryer) Newer Concrete Driveway Quiet Dead End Street Near Shopping and Metropark

Key facts

• Whole house ac
• Gas furnace
• Front and back porch

Tags

• ONE YEAR HOME WARRANTY
• NEW SHINGLE ROOF
• GUTTER GUARDS
• WHOLE HOUSE AC
• GAS FURNACE
• FRONT AND BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.7% below list).
• Recommended offer: $160k (8.7% below list) — sets the bar for 1% rule.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,846 (8.7% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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: 0.91% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15080 Schreiber Rd	0.16mi	3/1.5	1,121 (+6%)	4mo	$188,000	$168	76
14935 Florence Dr	0.08mi	4/2.0 (+1)	988 (-6%)	11mo	$180,000	$182	72
15405 Turney Rd	0.58mi	3/1.5	1,092 (+4%)	2mo	$165,000	$151	63
15512 Shirley Ave	0.65mi	3/1.5	1,084 (+3%)	9mo	$185,000	$171	55
15917 Corkhill Rd	0.58mi	3/1.0	1,010 (-4%)	9mo	$85,000	$84	55
15413 Shirley Ave	0.65mi	3/1.5	1,153 (+10%)	1mo	$180,000	$156	51
14943 Carol Dr	0.69mi	4/2.5 (+1)	1,069 (+2%)	9mo	$187,000	$175	51
15809 Shirley Ave	0.75mi	4/2.0 (+1)	1,084 (+3%)	7mo	$249,900	$231	50
15410 Turney Rd	0.55mi	3/2.0	1,184 (+12%)	9mo	$164,900	$139	46
15517 Mendota Ave	0.47mi	3/1.5	900 (-14%)	12mo	$151,500	$168	42
15513 Walvern Blvd	0.73mi	4/1.0 (+1)	1,170 (+11%)	2mo	$97,000	$83	37
6030 Dunham Rd	0.73mi	2/1.5 (-1)	1,181 (+12%)	6mo	$117,000	$99	33

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: -10.9%
• Equity multiple: 0.58×
• Total profit: $-20,405
• Equity at exit: $26,093

10-year hold

• IRR: 4.6%
• Equity multiple: 1.41×
• Total profit: $20,216
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$918
• Tax from tax record: −$281 /mo · $3,371/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-9

Break-even live

Break-even rent $1,610

Max offer price $173,455

Occupancy floor 96%

Sensitivity live

Price	-10% $90	-5% $41	+0% $-9	+5% $-58	+10% $-108
Rent	-10% $-135	-5% $-72	+0% $-9	+5% $54	+10% $118
Rate	-1.0pp $79	-0.5pp $36	base $-9	+0.5pp $-54	+1.0pp $-100

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
681 Turney Rd Bedford, OH	1.0–2.0	1.0–1.5	795	$1,500	$1.89	20d	13	0.87mi
681 Turney Rd Bedford, OH	2.0	1.0	1030	$1,500	$1.46	4d	1	0.87mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	44d	1	1.01mi
601 W Glendale St Bedford, OH	3.0	1.0	944	$1,197	$1.27	17d	1	1.17mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	2d	1	1.21mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	44d	1	1.34mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	44d	1	1.34mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	17d	1	1.36mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	24d	1	1.43mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	44d	1	1.46mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	17d	1	1.48mi

Listing history 12 events

1. 2026-06-16
   status $175,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $175,000 Active 34 DOM
3. 2026-06-13
   days on market $175,000 Active 32 DOM
4. 2026-06-09
   days on market $175,000 Active 28 DOM
5. 2026-06-08
   days on market $175,000 Active 27 DOM
6. 2026-06-07
   days on market $175,000 Active 26 DOM
7. 2026-06-05
   days on market $175,000 Active 23 DOM
8. 2026-06-03
   days on market $175,000 Active 22 DOM
9. 2026-06-02
   days on market $175,000 Active 21 DOM
10. 2026-06-01
    days on market $175,000 Active 20 DOM
11. 2026-05-31
    days on market $175,000 Active 19 DOM
12. 2026-05-12
    listed $175,000 Active 559-char remark

ⓘ 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: $3,371 · $281/mo
• Projected year-2 tax: $3,371 · $281/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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,182
• − Mortgage interest: −$9,803
• − Property taxes: −$3,371
• − Insurance: −$875
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,091
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $622/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

2 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $175,000 FSBO.com

Property tax history

+4.9%/yr

Latest (2025): $3,371 · -11.1% YoY. Source: county tax records.