5294 Dogwood Trl · Lyndhurst, OH 44124

$259,900

3 bd · 1.5 ba · 1,520 sqft · SingleFamily public records · 10 Days on market

Built 1956 0.35 ac lot Est $257k · 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 +15.5/30.0
• ARV discount +7.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Ranch on an extra large corner lot!! Updated throughout, with new hardwood, bamboo floors!! Freshly painted in todays colors!! Updated plumbing and electrical, including new light fixtures, great laundry room off of the 2 car attached garage!! Kitchen has granite countertops, white subway tile some new appliances. Backyard has lots of space for family gatherings. Walk to Acacia for a nice workout and Legacy Village for great dining and shops. Close to the freeway! Great Location! Make your appointment today, you won't want to miss it!!

Key facts

• Large windows
• Wooden beams
• Modern kitchen

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• LARGE WINDOWS
• HIGH CEILINGS
• WOODEN BEAMS
• BRICK FIREPLACE FEATURE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Attached property
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built as recorded in public records
• Exterior features: Patio; Porch; Corner lot

Interior

• Bedrooms: Four main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms total
• Heating & cooling: Central air conditioning; Ceiling fans; Forced-air gas heating
• Interior features: One-story layout; Main-level laundry room; Fireplace (1)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 6.8% vs local median 5.4% in Lyndhurst — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#76 in OH, #1,152 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 176 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 38% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $214k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $256,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5238 Longton Rd	0.12mi	3/2.0	1,549 (+2%)	1mo	$270,000	$174	88
5372 Huron Rd	0.19mi	3/2.0	1,454 (-4%)	1mo	$232,300	$160	81
1524 Jaeger Dr	0.37mi	3/2.0	1,488 (-2%)	2mo	$215,000	$144	75
5202 Longton Rd	0.19mi	4/2.5 (+1)	1,581 (+4%)	2mo	$199,000	$126	74
1547 Richmond Rd	0.53mi	3/1.5	1,526 (+0%)	1mo	$258,000	$169	74
5175 Cheltenham Blvd	0.28mi	3/1.5	1,353 (-11%)	0mo	$260,000	$192	68
5187 Mayview Rd	0.71mi	3/1.5	1,522 (+0%)	2mo	$203,000	$133	65
1639 Edgefield Rd	0.52mi	4/3.0 (+1)	1,510 (-1%)	2mo	$305,000	$202	62
5404 Beacon Rd	0.29mi	4/2.0 (+1)	1,350 (-11%)	1mo	$245,000	$181	60
1520 Jaeger Dr	0.38mi	3/2.0	1,326 (-13%)	1mo	$206,000	$155	58
1544 Edgefield Rd	0.58mi	4/2.0 (+1)	1,583 (+4%)	2mo	$245,000	$155	58
1383 Churchill Rd	0.66mi	3/2.5	1,440 (-5%)	2mo	$268,000	$186	54

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-31,513
• Equity at exit: $38,752

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,093
• Equity at exit: $22,471

Cash invested: $72,772 (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 44124

• Rents YoY: 4.5%
• Active inventory: 176
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$481 /mo · $5,773/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $104

Break-even live

Break-even rent $2,471

Max offer price $259,900

Occupancy floor 91%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Aldersgate Dr Cleveland, OH	4.0	2.5	2012	$2,850	$1.42	43d	1	0.62mi
1620 Brainard Rd Cleveland, OH	3.0	1.5	1501	$2,275	$1.52	14d	1	0.65mi
5670 Cherokee Dr Cleveland, OH	4.0	2.0	1920	$1,950	$1.02	7d	1	0.72mi
2112 Acacia Park Dr #220 Cleveland, OH	2.0	2.0	1222	$1,700	$1.39	43d	1	0.72mi
1270 Roland Rd Cleveland, OH	4.0	2.0	1720	$2,450	$1.42	43d	1	0.84mi
27200 Cedar Rd Beachwood, OH	1.0–2.0	1.0–2.0	782	$5,521	$7.06	1d	1	0.87mi
1207 Churchill Rd Cleveland, OH	3.0	2.0	1134	$1,895	$1.67	23d	1	0.99mi
27040 Cedar Rd Beachwood, OH	3.0	1.0–2.5	845	$1,881	$2.22	1d	99	1.00mi
28790 Addison Ct Pepper Pike, OH	2.0–3.0	2.5	2105	$6,100	$2.90	1d	3	1.14mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	43d	1	1.15mi
26600 George Zeiger Dr Beachwood, OH	1.0–3.0	1.0–3.0	1734	$5,375	$3.10	1d	40	1.16mi
26900 Amhearst Cir Beachwood, OH	1.0–2.0	1.0–2.0	1070	$2,460	$2.30	1d	13	1.28mi
26101 Village Ln #107 Beachwood, OH	2.0	2.0	1276	$2,500	$1.96	1d	1	1.29mi
26150 Village Ln Beachwood, OH	1.0–3.0	1.5–2.0	1482	$3,550	$2.39	1d	9	1.35mi
24111 Edgehill Dr Beachwood, OH	4.0	2.5	1735	$2,750	$1.59	7d	1	1.36mi
24113 E Silsby Rd Beachwood, OH	4.0	2.5	1650	$2,700	$1.64	1d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $259,900 Active 10 DOM
2. 2026-06-17
   days on market $259,900 Active 9 DOM
3. 2026-06-16
   days on market $259,900 Active 8 DOM
4. 2026-06-15
   days on market $259,900 Active 7 DOM
5. 2026-06-13
   days on market $259,900 Active 5 DOM
6. 2026-06-13
   days on market $259,900 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $259,900 Active 1 DOM

ⓘ 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: $5,773 · $481/mo
• Projected year-2 tax: $5,773 · $481/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 ≥96°F today · 17 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: $31,233
• − Mortgage interest: −$14,558
• − Property taxes: −$5,773
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$7,561
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,956/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — Lyndhurst

• Score: 82/100
• State rank: #76
• US rank: #1152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyndhurst, OH
• County: Cuyahoga County · 1,090,369 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 39,779
• Household income: $82,392
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1286.0

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 4% Other Indo-European 4% Spanish 3%

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: ▼ -212.96%
• Current HPI: 164.108
• Rent YoY: ▲ 4.45%
• 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

+107.9% since first listed

12 events — show timeline

• 2026-06-08 Listed $259,900 MLSNOW
• 2023-01-27 Pending — MLSNOW
• 2023-01-27 Sold (MLS) $214,000 MLSNOW
• 2023-01-03 Contingent — MLSNOW
• 2022-11-29 Price Changed $229,000 MLSNOW
• 2022-11-11 Price Changed $239,000 MLSNOW
• 2022-11-03 Price Changed $259,000 MLSNOW
• 2022-10-27 Listed $279,000 MLSNOW
• 2022-08-19 Sold (Public Records) $127,000 Public Records
• 2022-08-17 Sold (MLS) $127,000 MLSNOW
• 2022-07-29 Pending — MLSNOW
• 2022-07-27 Listed $125,000 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $5,773 · +11.4% YoY. Source: county tax records.