14112 Krems Ave · Maple Heights, OH 44137

$105,000

3 bd · 1.5 ba · 1,157 sqft · SingleFamily public records · 15 Days on market

Built 1950 5,079 sqft lot Est $160k · 34% 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 +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
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter Home For The Price * 3 Bedrooms With Full Finished Basement * 2 Full Baths * 2 Car Garage * Central Air *

Key facts

• Comfortable backyard
• 5,079 sq ft lot
• 2 garage spots

Tags

• DETACHED 2 CAR GARAGE
• COMFORTABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 7.7% in Maple 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 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); 86 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); 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $25k; list at $105k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.52% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $159,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13513 York Blvd	0.28mi	3/1.5	1,170 (+1%)	1mo	$185,900	$159	84
13804 Rockside Rd	0.34mi	3/1.0	1,173 (+1%)	2mo	$164,500	$140	78
5853 Monica Ln	0.16mi	3/1.5	1,299 (+12%)	0mo	$169,900	$131	72
5408 Roland Dr	0.59mi	3/1.0	1,160 (+0%)	2mo	$142,000	$122	68
13206 Shady Oak Blvd	0.48mi	3/1.0	1,080 (-7%)	2mo	$127,000	$118	63
13009 Willard Ave	0.67mi	3/2.0	1,134 (-2%)	2mo	$156,500	$138	61
13008 Oakview Blvd	0.46mi	3/1.0	1,040 (-10%)	0mo	$137,500	$132	59
13801 Bangor Ave	0.57mi	3/1.0	1,064 (-8%)	2mo	$160,000	$150	57
12416 Eastwood Blvd	0.73mi	3/2.0	1,102 (-5%)	1mo	$175,000	$159	55
5948 Dunham Rd	0.72mi	3/2.0	1,072 (-7%)	2mo	$140,000	$131	50
13004 Rockside Rd	0.56mi	3/1.0	1,319 (+14%)	0mo	$154,000	$117	48
13600 Royal Blvd	0.69mi	3/2.0	1,036 (-10%)	2mo	$205,000	$198	47

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: 13.1%
• Equity multiple: 1.56×
• Total profit: $16,450
• Equity at exit: $15,656

10-year hold

• IRR: 26.0%
• Equity multiple: 3.90×
• Total profit: $85,260
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$551
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $391

Break-even live

Break-even rent $1,101

Max offer price $105,000

Occupancy floor 70%

Sensitivity live

Price	-10% $451	-5% $421	+0% $391	+5% $361	+10% $332
Rent	-10% $265	-5% $328	+0% $391	+5% $454	+10% $517
Rate	-1.0pp $444	-0.5pp $418	base $391	+0.5pp $364	+1.0pp $336

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	0.15mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	45d	1	0.15mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	24d	1	0.23mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	3d	1	0.28mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.36mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	3d	1	0.52mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	17d	1	0.54mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	17d	1	0.64mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	24d	1	0.68mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	45d	1	0.69mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	45d	1	0.76mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	0.80mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	11d	1	0.84mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	24d	1	0.84mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	17d	1	0.87mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	17d	1	0.92mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	8d	1	1.03mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	4d	1	1.03mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	8d	1	1.05mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.14mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	21d	1	1.19mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	1.19mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	17d	1	1.19mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	13d	1	1.23mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	45d	1	1.24mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	11d	1	1.25mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.28mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	21d	1	1.31mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	1.31mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	45d	1	1.32mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	1.32mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	17d	1	1.34mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	17d	5	1.36mi
681 Turney Rd Bedford, OH	1.0–2.0	1.0–1.5	795	$1,500	$1.89	20d	13	1.36mi
681 Turney Rd Bedford, OH	2.0	1.0	1030	$1,500	$1.46	5d	1	1.36mi

Listing history 8 events

1. 2026-04-02
   status Pending
2. 2026-03-18
   listed $105,000 Active
3. 2022-03-08
   price $895
4. 2013-10-07
   soldstatus $25,000
5. 2013-07-08
   listed $24,900
6. 2007-02-22
   soldstatus $73,900 128-char remark

   Show marketing remark (128 chars)

   Great Starter Home For The Price * 3 Bedrooms With Full Finished Basement * 2 Full Baths * 2 Car Garage * Central Air *

7. 2007-02-22
   soldstatus $73,900

   Show marketing remark (128 chars)

   Great Starter Home For The Price * 3 Bedrooms With Full Finished Basement * 2 Full Baths * 2 Car Garage * Central Air *

8. 2006-12-20
   listed $74,900 128-char remark

   Show marketing remark (128 chars)

   Great Starter Home For The Price * 3 Bedrooms With Full Finished Basement * 2 Full Baths * 2 Car Garage * Central Air *

ⓘ 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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/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: $19,155
• − Mortgage interest: −$5,882
• − Property taxes: −$3,305
• − Insurance: −$525
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,055
• Taxable income: $3,324
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,897/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

+40.2% since first listed

8 events — show timeline

• 2026-04-02 Pending — MLSNOW
• 2026-03-18 Listed $105,000 MLSNOW
• 2022-03-08 Price Changed $895 RENT.
• 2013-10-07 Sold (MLS) $25,000 MLSNOW
• 2013-07-08 Listed $24,900 MLSNOW
• 2007-02-22 Sold (Public Records) $73,900 Public Records
• 2007-02-22 Sold (MLS) $73,900 MLSNOW
• 2006-12-20 Listed $74,900 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $3,305 · -10.2% YoY. Source: county tax records.