5716 South Blvd · Maple Heights, OH 44137

$135,000

2 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 2 Days on market

Built 1943 6,621 sqft lot Est $159k · 15% 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 +23.5/30.0
• ARV discount +14.4/15.0
• DSCR +7.6/10.0
• 1% rule +6.9/10.0
• 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 to this well-maintained 3-bedroom, 1-bath home located on a quiet street in the heart of Maple Heights. Offering comfort, functionality, and great value, this property is perfect for homeowners or investors alike. Step inside to a bright and inviting living area filled with natural light and a practical layout designed for everyday living. The kitchen provides ample cabinetry and workspace, flowing into a dining area ideal for family meals and gatherings. All three bedrooms are generously sized and offer flexibility for family, guests, or a home office. The full basement provides additional storage space and potential for future finishing. Outside, enjoy a spacious backyard perfect

Key facts

• Quiet street
• Bright living area
• Spacious backyard

Tags

• QUIET STREET
• BRIGHT LIVING AREA
• AMPLE CABINETRY
• SPACIOUS BACKYARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1943 — 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 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?
4. 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?
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: 1.19% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $159,385
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Greencroft Rd	0.20mi	3/1.5 (+1)	1,248 (-1%)	1mo	$179,000	$143	82
5585 South Blvd	0.21mi	3/2.0 (+1)	1,251 (-0%)	1mo	$138,000	$110	80
157 Flora Dr	0.19mi	3/1.5 (+1)	1,296 (+3%)	2mo	$164,000	$127	77
5736 South Blvd	0.04mi	3/2.0 (+1)	1,174 (-6%)	3mo	$134,000	$114	76
5666 Waterbury Ave	0.19mi	3/1.0 (+1)	1,147 (-9%)	2mo	$142,500	$124	70
23 Thames Ave	0.29mi	3/2.5 (+1)	1,378 (+10%)	2mo	$225,000	$163	58
5435 Beechwood Ave	0.55mi	3/1.5 (+1)	1,184 (-6%)	1mo	$137,100	$116	57
17916 North Blvd	0.57mi	3/2.0 (+1)	1,188 (-5%)	3mo	$145,000	$122	53
18811 Waterbury Ave	0.48mi	3/1.0 (+1)	1,092 (-13%)	0mo	$168,500	$154	50
5493 Thomas St	0.35mi	3/2.0 (+1)	1,440 (+15%)	3mo	$143,000	$99	48
5357 Beechwood Ave	0.66mi	3/1.5 (+1)	1,100 (-12%)	3mo	$160,000	$145	39
5409 Hollywood Ave	0.66mi	3/1.5 (+1)	1,092 (-13%)	3mo	$169,350	$155	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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,703
• Equity at exit: $20,129

10-year hold

• IRR: 16.0%
• Equity multiple: 2.64×
• Total profit: $61,848
• Equity at exit: $11,672

Cash invested: $37,800 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 84
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$708
• Tax from tax record: −$250 /mo · $2,999/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $252

Break-even live

Break-even rent $1,284

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5713 South Blvd Maple Heights, OH	3.0	1.0	1700	$2,300	$1.35	1d	1	0.04mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	11d	1	0.34mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	1d	1	0.34mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	7d	1	0.37mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.37mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	43d	1	0.40mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	7d	1	0.40mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	20d	1	0.48mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	0.48mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	23d	1	0.49mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	43d	1	0.49mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	2d	1	0.54mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	43d	1	0.55mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	4d	1	0.56mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	7d	1	0.56mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	43d	1	0.57mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	43d	1	0.58mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	21d	1	0.59mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	10d	1	0.60mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	2d	1	0.61mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	16d	1	0.63mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	16d	1	0.65mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	43d	1	0.65mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	43d	1	0.72mi
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	43d	1	0.75mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	43d	1	0.76mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	2d	1	0.78mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	4d	1	0.89mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	1d	1	0.93mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	14d	1	1.00mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	7d	1	1.01mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	43d	1	1.05mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	43d	1	1.08mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	16d	1	1.09mi
681 Turney Rd Bedford, OH	2.0	1.0	1030	$1,500	$1.46	3d	1	1.11mi
681 Turney Rd Bedford, OH	1.0–2.0	1.0–1.5	795	$1,500	$1.89	19d	13	1.11mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	14d	1	1.11mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	4d	1	1.13mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	10d	1	1.15mi
286 W Grace St Bedford, OH	3.0	1.0	1254	$1,500	$1.20	16d	1	1.15mi

Listing history 4 events

1. 2026-03-05
   status Pending
2. 2026-03-02
   listed $135,000 Active
3. 2013-03-18
   historical
4. 2013-02-23
   listed $55,000

ⓘ 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: $2,999 · $250/mo
• Projected year-2 tax: $2,999 · $250/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 ≥96°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: $19,229
• − Mortgage interest: −$7,562
• − Property taxes: −$2,999
• − Insurance: −$675
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$3,927
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,784/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

+145.5% since first listed

4 events — show timeline

• 2026-03-05 Pending — MLSNOW
• 2026-03-02 Listed $135,000 MLSNOW
• 2013-03-18 Listing Removed — MLSNOW
• 2013-02-23 Listed $55,000 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $2,999 · -10.1% YoY. Source: county tax records.