16684 Libby Rd · Maple Heights, OH 44137

$189,000

4 bd · 2.0 ba · 2,030 sqft · MultiFamily public records · 12 Days on market

Built 1965 0.76 ac lot Est $144k · 31% over

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Why this score? — see what drove the C+ 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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BANK OWNED . .. . 2 Family . .. . Brick Exterior . .. . 2 Bedrooms In Each Unit . .. . Full Basement . .. . 2 Car Garage . .. . Deep Lot . .. . . 76 Acres . .. . Handyman's Special . .. .

Key facts

• Ample cabinetry
• Large backyard
• Brick front duplex

Tags

• BRICK FRONT DUPLEX
• SPACIOUS PAVED DRIVEWAY
• LARGE BACKYARD
• BRIGHT CLASSIC KITCHENS
• AMPLE CABINETRY
• GORGEOUS WINDOW LINED SUNROOM

Property features AI

Finance

• Financial info: Gross income reported as $1,979

Exterior

• Parking: Detached paved garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story brick property; Faces north
• Construction: Built according to public records; Brick construction; Asphalt/fiberglass roof
• Exterior features: Wooded lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Unfinished common basement; Has view
• Laundry & utility: Washer; Dryer; Forced air gas heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive. Per door: $446/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Cap rate 12.0% 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: 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,950/mo this rent would consume 66% of the median local household income ($54k/yr) (locally 971% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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 $22k; list at $189k implies a 759% gain — meaningful room to come down on a strong offer.

Recommended offer $189,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $144,130
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5650 Lafayette Ave	0.55mi	4/2.0	2,052 (+1%)	4mo	$145,000	$71	69

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: 18.3%
• Equity multiple: 1.79×
• Total profit: $41,931
• Equity at exit: $28,181

10-year hold

• IRR: 30.2%
• Equity multiple: 4.42×
• Total profit: $181,173
• Equity at exit: $16,341

Cash invested: $52,920 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,950 high
• Mortgage (P&I): −$991
• Tax from tax record: −$368 /mo · $4,418/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $892

Break-even live

Break-even rent $1,820

Max offer price $189,000

Occupancy floor 65%

Sensitivity live

Price	-10% $999	-5% $946	+0% $892	+5% $839	+10% $785
Rent	-10% $659	-5% $776	+0% $892	+5% $1,009	+10% $1,126
Rate	-1.0pp $988	-0.5pp $941	base $892	+0.5pp $843	+1.0pp $794

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,950
Total (2 units)			$2,950

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	6d	1	0.11mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	45d	1	0.39mi
5153 Cato St Maple Heights, OH	4.0	2.0	1560	$1,850	$1.19	25d	1	0.48mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	18d	1	0.50mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	4d	1	0.73mi
18505 Raymond St Maple Heights, OH	3.0	2.0	1957	$1,400	$0.72	45d	1	0.75mi
5713 South Blvd Maple Heights, OH	3.0	1.0	1700	$2,300	$1.35	3d	1	0.82mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	3d	1	0.89mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	0.99mi
19313 Longview Ave Maple Heights, OH	4.0	2.0	1796	$1,970	$1.10	5d	1	1.07mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	3d	1	1.34mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	5d	1	1.44mi
20609 Hillgrove Ave Maple Heights, OH	4.0	2.0	1776	$1,497	$0.84	18d	1	1.44mi

Listing history 9 events

1. 2026-06-17
   status $189,000 Pending 12 DOM
2. 2026-06-17
   days on market $189,000 Active 12 DOM
3. 2026-06-16
   days on market $189,000 Active 11 DOM
4. 2026-06-15
   days on market $189,000 Active 10 DOM
5. 2026-06-13
   days on market $189,000 Active 8 DOM
6. 2026-06-09
   days on market $189,000 Active 4 DOM
7. 2026-06-08
   days on market $189,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $189,000 Active 2 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: $4,418 · $368/mo
• Projected year-2 tax: $4,418 · $368/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$10,587
• − Property taxes: −$4,418
• − Insurance: −$945
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$5,498
• Taxable income: $8,288
• Est. tax owed @ 24.0%: −$1,989
• After-tax cash flow: $8,720/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

+19.7% since first listed

17 events — show timeline

• 2026-06-05 Listed $189,000 MLSNOW
• 2015-03-11 Sold (MLS) $22,000 MLSNOW
• 2015-01-12 Listing Removed — MLSNOW
• 2014-12-31 Listed $19,900 MLSNOW
• 2014-11-19 Listing Removed — MLSNOW
• 2014-03-31 Listed $59,000 MLSNOW
• 2013-04-26 Listing Removed — MLSNOW
• 2013-03-16 Listed $94,000 MLSNOW
• 2008-04-28 Sold (Public Records) $135,000 Public Records
• 2008-04-28 Sold (MLS) $135,000 MLSNOW
• 2007-11-14 Listed $149,900 MLSNOW
• 2007-11-10 Listing Removed — MLSNOW
• 2007-11-10 Listing Removed — MLSNOW
• 2007-08-18 Listed $168,000 MLSNOW
• 2007-08-18 Listed $168,000 MLSNOW
• 2000-08-12 Listing Removed — MLSNOW
• 2000-02-12 Listed $157,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $4,418 · -9.8% YoY. Source: county tax records.