3415 Center Dr · Parma, OH 44134

$185,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 51 Days on market

Built 1953 5,279 sqft lot Est $214k · 13% under

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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 +18.7/30.0
• ARV discount +13.6/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Ranch * Convenient one floor living * Appliances remain * Newer HWT (2014) * Newer vinyl siding * Extra large 2 car garage * Newer doors * Formal Dining Room was a third Bedroom, can be easily converted back * Spacious Living Room * Nice sized and updated Main Bathroom * Patio area behind house * Some ceiling fans * Great location !

Key facts

• Dining room area
• Eat in kitchen
• Large living room

Tags

• LARGE LIVING ROOM
• DINING ROOM AREA
• EAT IN KITCHEN
• CENTRAL AIR
• ATTACHED LAUNDRY AREA
• NEWER TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.0% in Parma — 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 82/100 on livability (#84 in OH, #1,232 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: employment C-, commute F.
• Parma City (suburban): math 43% / reading 52% proficiency, ranked #469 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.6%/yr); 121 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $213,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3415 Center Dr	0.00mi	2/1.0	1,048 (0%)	1mo	$165,000	$157	99
3003 Park Dr	0.23mi	3/1.0 (+1)	1,064 (+2%)	1mo	$225,500	$212	81
2802 Klusner Ave	0.35mi	3/1.0 (+1)	1,064 (+2%)	4mo	$191,000	$180	72
4206 Orchard Park Dr	0.45mi	3/1.0 (+1)	1,056 (+1%)	3mo	$183,000	$173	70
2718 Klusner Ave	0.37mi	3/2.0 (+1)	1,064 (+2%)	3mo	$215,000	$202	68
3203 Hetzel Dr	0.23mi	3/1.5 (+1)	1,120 (+7%)	4mo	$250,000	$223	67
2923 Stanfield Dr	0.24mi	3/2.0 (+1)	1,131 (+8%)	0mo	$196,000	$173	66
4519 W Ridgewood Dr	0.63mi	2/1.0	1,078 (+3%)	1mo	$220,000	$204	66
3640 Hetzel Dr	0.20mi	3/2.0 (+1)	1,144 (+9%)	4mo	$266,700	$233	63
4209 Orchard Park Dr	0.43mi	3/2.0 (+1)	1,120 (+7%)	2mo	$210,000	$188	58
2465 Dentzler Rd	0.73mi	3/2.0 (+1)	984 (-6%)	2mo	$250,000	$254	45
2440 Dentzler Rd	0.71mi	3/1.5 (+1)	1,176 (+12%)	1mo	$250,000	$213	38

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-8,522
• Equity at exit: $27,584

10-year hold

• IRR: 10.6%
• Equity multiple: 2.01×
• Total profit: $52,320
• Equity at exit: $15,995

Cash invested: $51,800 (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 44134

• Rents YoY: 10.6%
• Active inventory: 121
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $182

Break-even live

Break-even rent $1,626

Max offer price $185,000

Occupancy floor 85%

Sensitivity live

Price	-10% $287	-5% $235	+0% $182	+5% $130	+10% $78
Rent	-10% $36	-5% $109	+0% $182	+5% $256	+10% $329
Rate	-1.0pp $275	-0.5pp $229	base $182	+0.5pp $134	+1.0pp $86

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3415 Center Dr Cleveland, OH	3.0	1.0	1048	$1,995	$1.90	3d	1	0.02mi
5080 Whispering Oaks BLVD Parma, OH	3.0	2.0	1332	$1,799	$1.35	13d	1	0.66mi
6841 Day Dr Cleveland, OH	1.0–3.0	1.0–1.5	862	$1,218	$1.41	3d	5	1.07mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-02
   status Active
3. 2026-03-30
   historical Contingent
4. 2026-03-16
   price $185,000
5. 2026-03-05
   listed $199,000 Active
6. 2019-05-01
   soldstatus $100,000 Sold 367-char remark

   Show marketing remark (367 chars)

   Cozy Ranch * Convenient one floor living * Appliances remain * Newer HWT (2014) * Newer vinyl siding * Extra large 2 car garage * Newer doors * Formal Dining Room was a third Bedroom, can be easily converted back * Spacious Living Room * Nice sized and updated Main Bathroom * Patio area behind house * Some ceiling fans * Great location !

7. 2019-05-01
   soldstatus $100,000

   Show marketing remark (367 chars)

   Cozy Ranch * Convenient one floor living * Appliances remain * Newer HWT (2014) * Newer vinyl siding * Extra large 2 car garage * Newer doors * Formal Dining Room was a third Bedroom, can be easily converted back * Spacious Living Room * Nice sized and updated Main Bathroom * Patio area behind house * Some ceiling fans * Great location !

8. 2019-04-02
   status Pending 367-char remark

   Show marketing remark (367 chars)

   Cozy Ranch * Convenient one floor living * Appliances remain * Newer HWT (2014) * Newer vinyl siding * Extra large 2 car garage * Newer doors * Formal Dining Room was a third Bedroom, can be easily converted back * Spacious Living Room * Nice sized and updated Main Bathroom * Patio area behind house * Some ceiling fans * Great location !

9. 2019-04-01
   listed $94,500 Active 367-char remark

   Show marketing remark (367 chars)

   Cozy Ranch * Convenient one floor living * Appliances remain * Newer HWT (2014) * Newer vinyl siding * Extra large 2 car garage * Newer doors * Formal Dining Room was a third Bedroom, can be easily converted back * Spacious Living Room * Nice sized and updated Main Bathroom * Patio area behind house * Some ceiling fans * Great location !

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $2,866 · $239/mo
• Expected delta: +$20/yr (+$2/mo · 0.7%)

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,280
• − Mortgage interest: −$10,363
• − Property taxes: −$2,846
• − Insurance: −$925
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$5,382
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $2,380/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: Parma City
• NCES district ID: 3904463
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $50,371
• Composite: 40.72/100
• National rank: #3662
• State rank: #469 of 656 in OH

Livability — Parma

• Score: 82/100
• State rank: #84
• US rank: #1232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parma, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 66,574
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 37,774
• Household income: $68,625
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 668.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 3% Asian 3%
• Common ancestry: Romanian 14% Subsaharan African 6% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Indo-European 2%

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: ▼ -215.17%
• Current HPI: 184.0553
• Rent YoY: ▲ 10.56%
• 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

+95.8% since first listed

9 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-02 Relisted — MLSNOW
• 2026-03-30 Contingent — MLSNOW
• 2026-03-16 Price Changed $185,000 MLSNOW
• 2026-03-05 Listed $199,000 MLSNOW
• 2019-05-01 Sold (Public Records) $100,000 Public Records
• 2019-05-01 Sold (MLS) $100,000 MLSNOW
• 2019-04-02 Pending — MLSNOW
• 2019-04-01 Listed $94,500 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $2,846 · -5.1% YoY. Source: county tax records.