5650 Lafayette Ave · Maple Heights, OH 44137

$159,900

4 bd · 2.0 ba · 2,052 sqft · MultiFamily public records · 5 Days on market

Built 1958 4,251 sqft lot Est $146k · 10% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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

Excellent investment opportunity or owner-occupant property in the heart of Maple Heights. This well-maintained duplex features two spacious 2-bedroom, 1-bath units, each offering functional layouts and comfortable living space. The property is fully rented with long-term tenants, providing immediate and reliable rental income. Recent updates enhance both value and tenant appeal, including new flooring and fresh paint (2024), new appliances (2024), renovated kitchen (2024), updated bathroom vanity (2024), new storm door (2024), and a new garage door (2023). Each unit has separate utilities, keeping operating expenses straightforward for investors. Conveniently located near shopping, schools, parks, and major commuter routes, this property benefits from strong rental demand in an established neighborhood. A solid, low-maintenance addition to any investment portfolio.

Key facts

• Recent updates
• New flooring
• Fully rented

Tags

• WELL-MAINTAINED DUPLEX
• FUNCTIONAL LAYOUTS
• COMFORTABLE LIVING SPACE
• FULLY RENTED
• RECENT UPDATES
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 14.1% 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); 84 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,916/mo this rent would consume 65% 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 $5k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $145,692
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5650 Lafayette Ave	0.00mi	4/2.0	2,052 (0%)	4mo	$145,000	$71	96

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: 27.9%
• Equity multiple: 2.25×
• Total profit: $55,794
• Equity at exit: $23,842

10-year hold

• IRR: 38.5%
• Equity multiple: 5.57×
• Total profit: $204,482
• Equity at exit: $13,825

Cash invested: $44,772 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 84
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$839
• Tax from tax record: −$360 /mo · $4,318/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,039

Break-even live

Break-even rent $1,601

Max offer price $159,900

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,916
Total (2 units)			$2,916

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	43d	1	0.32mi
5713 South Blvd Maple Heights, OH	3.0	1.0	1700	$2,300	$1.35	1d	1	0.52mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	4d	1	0.67mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	3d	1	0.84mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	1d	1	0.91mi
5153 Cato St Maple Heights, OH	4.0	2.0	1560	$1,850	$1.19	23d	1	0.94mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	16d	1	0.96mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	1.07mi
18505 Raymond St Maple Heights, OH	3.0	2.0	1957	$1,400	$0.72	43d	1	1.18mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	1.28mi
15414 Corkhill Rd Maple Heights, OH	3.0	1.0	1508	$1,250	$0.83	7d	1	1.38mi
19313 Longview Ave Maple Heights, OH	4.0	2.0	1796	$1,970	$1.10	4d	1	1.46mi

Listing history 16 events

1. 2026-02-13
   soldstatus $145,000
2. 2026-02-12
   soldstatus $145,000 Closed 878-char remark

   Show marketing remark (878 chars)

   Excellent investment opportunity or owner-occupant property in the heart of Maple Heights. This well-maintained duplex features two spacious 2-bedroom, 1-bath units, each offering functional layouts and comfortable living space. The property is fully rented with long-term tenants, providing immediate and reliable rental income. Recent updates enhance both value and tenant appeal, including new flooring and fresh paint (2024), new appliances (2024), renovated kitchen (2024), updated bathroom vanity (2024), new storm door (2024), and a new garage door (2023). Each unit has separate utilities, keeping operating expenses straightforward for investors. Conveniently located near shopping, schools, parks, and major commuter routes, this property benefits from strong rental demand in an established neighborhood. A solid, low-maintenance addition to any investment portfolio.

3. 2026-02-01
   status Pending 878-char remark

   Show marketing remark (878 chars)

   Excellent investment opportunity or owner-occupant property in the heart of Maple Heights. This well-maintained duplex features two spacious 2-bedroom, 1-bath units, each offering functional layouts and comfortable living space. The property is fully rented with long-term tenants, providing immediate and reliable rental income. Recent updates enhance both value and tenant appeal, including new flooring and fresh paint (2024), new appliances (2024), renovated kitchen (2024), updated bathroom vanity (2024), new storm door (2024), and a new garage door (2023). Each unit has separate utilities, keeping operating expenses straightforward for investors. Conveniently located near shopping, schools, parks, and major commuter routes, this property benefits from strong rental demand in an established neighborhood. A solid, low-maintenance addition to any investment portfolio.

4. 2026-01-27
   listed $159,900 Active 878-char remark

   Show marketing remark (878 chars)

   Excellent investment opportunity or owner-occupant property in the heart of Maple Heights. This well-maintained duplex features two spacious 2-bedroom, 1-bath units, each offering functional layouts and comfortable living space. The property is fully rented with long-term tenants, providing immediate and reliable rental income. Recent updates enhance both value and tenant appeal, including new flooring and fresh paint (2024), new appliances (2024), renovated kitchen (2024), updated bathroom vanity (2024), new storm door (2024), and a new garage door (2023). Each unit has separate utilities, keeping operating expenses straightforward for investors. Conveniently located near shopping, schools, parks, and major commuter routes, this property benefits from strong rental demand in an established neighborhood. A solid, low-maintenance addition to any investment portfolio.

5. 2026-01-11
   status Pending
6. 2026-01-05
   listed $159,900 Active
7. 2008-10-08
   soldstatus $43,000 238-char remark

   Show marketing remark (238 chars)

   Duplex Colonial With Three Bedrooms And A Beautiful Brick Exterior. This Spacious Home Has Hardwood Floors Throughout, Central Air, A Large Open Porch, And Many Amenities. This Is A Great Home To Invest In, So Give It The Tlc It Deserves!

8. 2008-08-17
   historical 238-char remark

   Show marketing remark (238 chars)

   Duplex Colonial With Three Bedrooms And A Beautiful Brick Exterior. This Spacious Home Has Hardwood Floors Throughout, Central Air, A Large Open Porch, And Many Amenities. This Is A Great Home To Invest In, So Give It The Tlc It Deserves!

9. 2008-04-16
   listed $53,500 238-char remark

   Show marketing remark (238 chars)

   Duplex Colonial With Three Bedrooms And A Beautiful Brick Exterior. This Spacious Home Has Hardwood Floors Throughout, Central Air, A Large Open Porch, And Many Amenities. This Is A Great Home To Invest In, So Give It The Tlc It Deserves!

10. 2006-08-28
    soldstatus $165,000
11. 2003-10-28
    soldstatus $144,000
12. 2003-10-28
    soldstatus $144,000
13. 2003-06-02
    listed $144,000
14. 2003-05-13
    listed $146,000
15. 2003-05-13
    historical
16. 1990-03-30
    soldstatus $70,000

ⓘ 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: $4,318 · $360/mo
• Projected year-2 tax: $4,318 · $360/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: $34,992
• − Mortgage interest: −$8,957
• − Property taxes: −$4,318
• − Insurance: −$800
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$4,652
• Taxable income: $10,667
• Est. tax owed @ 24.0%: −$2,560
• After-tax cash flow: $9,904/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

+107.1% since first listed

16 events — show timeline

• 2026-02-13 Sold (Public Records) $145,000 Public Records
• 2026-02-12 Sold (MLS) $145,000 MLSNOW
• 2026-02-01 Pending — MLSNOW
• 2026-01-27 Listed $159,900 MLSNOW
• 2026-01-11 Pending — MLSNOW
• 2026-01-05 Listed $159,900 MLSNOW
• 2008-10-08 Sold (MLS) $43,000 MLSNOW
• 2008-08-17 Listing Removed — MLSNOW
• 2008-04-16 Listed $53,500 MLSNOW
• 2006-08-28 Sold (Public Records) $165,000 Public Records
• 2003-10-28 Sold (Public Records) $144,000 Public Records
• 2003-10-28 Sold (MLS) $144,000 MLSNOW
• 2003-06-02 Listed $144,000 MLSNOW
• 2003-05-13 Listing Removed — MLSNOW
• 2003-05-13 Listed $146,000 MLSNOW
• 1990-03-30 Sold (Public Records) $70,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,318 · -24.9% YoY. Source: county tax records.