14404 Tokay Ave · Maple Heights, OH 44137

$139,900

5 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 1 Days on market

Built 1948 5,079 sqft lot Est $154k · 9% 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 +27.3/30.0
• ARV discount +11.5/15.0
• DSCR +9.5/10.0
• 1% rule +8.5/10.0
• 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

Welcome home to this bright and versatile two-story residence with fresh paint and plenty of space to grow. The spacious living room features a large picture window and neutral finishes, offering the perfect backdrop for your personal style. A welcoming kitchen includes butcher block countertops, a classic subway tile backsplash, and refinished cabinetry—an ideal setting for preparing your favorite seasonal meals. With bedrooms located on both the main level and upstairs, you’ll enjoy fantastic flexibility for rest, work, or guest accommodations. A finished basement family room provides even more space for living and entertaining, whether you're creating a game room, home theate

Key facts

• 5,079 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Block foundation; Asphalt shingle roof
• Construction: Built as recorded in public records
• Exterior features: Private yard; Front yard; Back yard; Covered porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating
• Interior features: Ceiling fans; Eat-in kitchen; See remarks

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.8% vs local median 7.7% in Maple Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime D, employment D, amenities F.
• 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.
• Zoned schools: Abraham Lincoln School (479 students, 0% FRL); Milkovich Middle School (math 14% / reading 24%, grade F, #614 of 654 statewide, top 94%, 733 students, 0% FRL); Maple Heights High School (math 7% / reading 39%, grade F, #669 of 781 statewide, top 86%, 1,017 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.8%/yr); 86 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 42% 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 $967 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 28y 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 $72k; list at $140k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1948 — 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: 1.35% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $153,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13601 Maple Leaf Dr	0.42mi	5/2.0	1,485 (+1%)	12mo	$208,000	$140	65
13616 Maple Leaf Dr	0.37mi	4/1.0 (-1)	1,485 (+1%)	21mo	$142,000	$96	59
13600 Woodward Blvd	0.46mi	4/1.5 (-1)	1,497 (+1%)	12mo	$150,000	$100	59
13109 Oakview Blvd	0.57mi	4/3.0 (-1)	1,556 (+5%)	3mo	$210,000	$135	49
13203 Woodward Blvd	0.59mi	4/2.0 (-1)	1,631 (+10%)	1mo	$170,000	$104	45
12801 Eastwood Blvd	0.70mi	4/2.0 (-1)	1,485 (+1%)	15mo	$131,600	$89	45
13416 Grannis Rd	0.43mi	5/2.0	1,279 (-13%)	15mo	$137,000	$107	41
12611 Orme Rd	0.74mi	4/1.5 (-1)	1,571 (+6%)	9mo	$153,000	$97	40
13303 Grannis Rd	0.47mi	4/1.0 (-1)	1,284 (-13%)	15mo	$117,000	$91	39
12716 Oakview Blvd	0.70mi	4/1.5 (-1)	1,386 (-6%)	18mo	$155,000	$112	36
15701 Ramage Ave	0.73mi	4/1.5 (-1)	1,287 (-13%)	19mo	$170,000	$132	22
6139 Turney Rd	0.73mi	4/3.0 (-1)	1,680 (+14%)	19mo	$175,000	$104	14

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: 8.2%
• Equity multiple: 1.34×
• Total profit: $13,334
• Equity at exit: $20,860

10-year hold

• IRR: 21.6%
• Equity multiple: 3.32×
• Total profit: $90,937
• Equity at exit: $12,096

Cash invested: $39,172 (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: 86
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$734
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $406

Break-even live

Break-even rent $1,380

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $486	-5% $446	+0% $406	+5% $367	+10% $327
Rent	-10% $257	-5% $332	+0% $406	+5% $481	+10% $556
Rate	-1.0pp $477	-0.5pp $442	base $406	+0.5pp $370	+1.0pp $333

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	0.25mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.42mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	17d	1	0.64mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.93mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.07mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	21d	1	1.25mi

Listing history 28 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   listed $139,900 Active
3. 2026-03-11
   historical
4. 2025-12-28
   historical Contingent
5. 2025-12-11
   listed $139,900 Active
6. 2025-12-09
   historical
7. 2025-12-09
   listed $139,900 Active
8. 2018-06-22
   soldstatus $72,000
9. 2018-03-29
   soldstatus $27,000 Sold
10. 2018-02-06
    status Pending
11. 2018-02-01
    status Active
12. 2018-01-25
    status Pending
13. 2018-01-05
    price $45,000
14. 2017-12-06
    price $46,900
15. 2017-12-04
    status Active
16. 2017-12-01
    status Pending
17. 2017-11-30
    status Active
18. 2017-11-27
    status Pending
19. 2017-10-11
    listed $51,900 Active
20. 1999-04-12
    soldstatus $75,000
21. 1999-04-12
    soldstatus $75,000
22. 1999-03-30
    historical
23. 1999-01-02
    listed $75,000
24. 1998-12-10
    historical
25. 1998-08-30
    listed $84,900
26. 1998-08-16
    historical
27. 1998-07-16
    listed $84,900
28. 1987-10-30
    soldstatus $54,000

ⓘ 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: $3,579 · $298/mo
• Projected year-2 tax: $3,579 · $298/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,734
• − Mortgage interest: −$7,837
• − Property taxes: −$3,579
• − Insurance: −$700
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$4,070
• Taxable income: $2,912
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,179/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

+159.1% since first listed

28 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-05-15 Listed $139,900 MLSNOW
• 2026-03-11 Listing Removed — MLSNOW
• 2025-12-28 Contingent — MLSNOW
• 2025-12-11 Listed $139,900 MLSNOW
• 2025-12-09 Listed $139,900 MLSNOW
• 2025-12-09 Listing Removed — MLSNOW
• 2018-06-22 Sold (Public Records) $72,000 Public Records
• 2018-03-29 Sold (MLS) $27,000 MLSNOW
• 2018-02-06 Pending — MLSNOW
• 2018-02-01 Relisted — MLSNOW
• 2018-01-25 Pending — MLSNOW
• 2018-01-05 Price Changed $45,000 MLSNOW
• 2017-12-06 Price Changed $46,900 MLSNOW
• 2017-12-04 Relisted — MLSNOW
• 2017-12-01 Pending — MLSNOW
• 2017-11-30 Relisted — MLSNOW
• 2017-11-27 Pending — MLSNOW
• 2017-10-11 Listed $51,900 MLSNOW
• 1999-04-12 Sold (Public Records) $75,000 Public Records
• 1999-04-12 Sold (MLS) $75,000 MLSNOW
• 1999-03-30 Listing Removed — MLSNOW
• 1999-01-02 Listed $75,000 MLSNOW
• 1998-12-10 Listing Removed — MLSNOW
• 1998-08-30 Listed $84,900 MLSNOW
• 1998-08-16 Listing Removed — MLSNOW
• 1998-07-16 Listed $84,900 MLSNOW
• 1987-10-30 Sold (Public Records) $54,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,579 · -10.3% YoY. Source: county tax records.