1206 Lander Rd · Mayfield Heights, OH 44124

$215,000

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 21 Days on market

Built 1950 9,757 sqft lot Est $185k · 16% over

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Why this score? — see what drove the F 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 +9.6/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable, violation free, updated and ready to move right in. 2 bedrooms on main level and huge 3rd bedroom on 2nd level. Finished basement with recreation room and full bath. Extra large fenced back yard. Newer roof, furnace, windows and updated baths. All appliances included. Mayfield Schools!

Key facts

• New flooring
• Natural light
• Updated kitchen

Tags

• NEW FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (18.6% below list).
• Recommended offer: $175k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Mayfield 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 80/100 on livability (#107 in OH, #1,609 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Mayfield City (suburban): math 56% / reading 71% proficiency, ranked #225 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.5%/yr); 178 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $70k; list at $215k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,951 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $184,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1152 Elmwood Rd	0.14mi	3/1.0	953 (+5%)	11mo	$150,000	$157	76
1200 Genesee Ave	0.39mi	3/1.0	912 (+0%)	9mo	$185,000	$203	74
1126 Iroquois Ave	0.57mi	2/1.0 (-1)	928 (+2%)	6mo	$225,000	$242	60
1233 Summit Dr	0.39mi	3/2.0	995 (+9%)	4mo	$194,000	$195	59
1208 Eastwood Ave	0.49mi	3/1.0	1,004 (+10%)	3mo	$155,000	$154	58
1400 Orchard Heights Dr	0.62mi	3/1.0	980 (+8%)	7mo	$173,000	$177	52
1321 Genesee Ave	0.47mi	2/1.0 (-1)	800 (-12%)	1mo	$167,000	$209	52
1107 Eastwood Ave	0.49mi	3/1.0	1,012 (+11%)	8mo	$186,000	$184	52
1212 Eastwood Ave	0.49mi	3/1.0	1,004 (+10%)	12mo	$188,000	$187	50
1114 Eastwood Ave	0.52mi	3/1.0	1,012 (+11%)	10mo	$219,000	$216	48
1426 Orchard Heights Dr	0.65mi	3/2.0	960 (+6%)	11mo	$234,900	$245	47
1562 Roselawn Rd	0.71mi	2/1.5 (-1)	818 (-10%)	11mo	$174,000	$213	33

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-41,461
• Equity at exit: $32,057

10-year hold

• IRR: -9.3%
• Equity multiple: 0.39×
• Total profit: $-36,877
• Equity at exit: $18,589

Cash invested: $60,200 (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: 178
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$310 /mo · $3,726/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-145

Break-even live

Break-even rent $1,934

Max offer price $189,307

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-85	+0% $-145	+5% $-206	+10% $-267
Rent	-10% $-284	-5% $-215	+0% $-145	+5% $-76	+10% $-7
Rate	-1.0pp $-37	-0.5pp $-91	base $-145	+0.5pp $-201	+1.0pp $-258

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Commonwealth Ave Cleveland, OH	3.0	1.0	1119	$1,999	$1.79	5d	1	0.36mi
6332 Maplewood Rd Mayfield Heights, OH	1.0–2.0	1.0	810	$1,425	$1.76	2d	1	0.75mi
1432 Golden Gate Blvd Mayfield Heights, OH	1.0–2.0	1.0–1.5	712	$1,710	$2.40	2d	11	0.82mi
6500 Maplewood Rd Mayfield Heights, OH	1.0–2.0	1.0	800	$1,279	$1.60	4d	6	1.08mi
6503 Marsol Rd Mayfield Heights, OH	1.0–3.0	1.0–2.0	1022	$1,450	$1.42	2d	3	1.27mi
1422 Som Center Rd Cleveland, OH	1.0–3.0	1.0–2.0	1097	$1,939	$1.77	2d	35	1.29mi
919 Aintree Park Dr Cleveland, OH	1.0–2.0	1.0–2.0	1000	$1,926	$1.93	2d	15	1.31mi
1547 Commodore Rd Cleveland, OH	3.0	1.0	980	$1,795	$1.83	15d	1	1.33mi
1165 Som Center Rd Cleveland, OH	1.0–2.0	1.0–1.5	887	$1,375	$1.55	2d	2	1.34mi

Listing history 16 events

1. 2026-04-15
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-03
   status Pending
4. 2026-03-27
   historical Contingent
5. 2026-03-24
   price $215,000
6. 2026-03-17
   listed $225,000 Active
7. 2026-02-20
   status Active
8. 2026-02-20
   price $225,000
9. 2026-02-05
   status Active
10. 2026-01-19
    listed $235,000 Active
11. 2012-07-30
    soldstatus $70,000 296-char remark

    Show marketing remark (296 chars)

    Adorable, violation free, updated and ready to move right in. 2 bedrooms on main level and huge 3rd bedroom on 2nd level. Finished basement with recreation room and full bath. Extra large fenced back yard. Newer roof, furnace, windows and updated baths. All appliances included. Mayfield Schools!

12. 2012-07-30
    soldstatus $70,000

    Show marketing remark (296 chars)

    Adorable, violation free, updated and ready to move right in. 2 bedrooms on main level and huge 3rd bedroom on 2nd level. Finished basement with recreation room and full bath. Extra large fenced back yard. Newer roof, furnace, windows and updated baths. All appliances included. Mayfield Schools!

13. 2011-08-28
    listed $78,800 296-char remark

    Show marketing remark (296 chars)

    Adorable, violation free, updated and ready to move right in. 2 bedrooms on main level and huge 3rd bedroom on 2nd level. Finished basement with recreation room and full bath. Extra large fenced back yard. Newer roof, furnace, windows and updated baths. All appliances included. Mayfield Schools!

14. 1993-03-25
    soldstatus $54,000
15. 1986-09-30
    soldstatus $53,999
16. 1977-12-01
    soldstatus $44,700

ⓘ 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: $3,726 · $310/mo
• Projected year-2 tax: $3,726 · $310/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 · 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: $20,994
• − Mortgage interest: −$12,043
• − Property taxes: −$3,726
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,255
• Taxable loss: −$5,464
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $-434/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: Mayfield City
• NCES district ID: 3904437
• Math proficiency: 56% ▼ -16.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $57,965
• Composite: 54.68/100
• National rank: #1328
• State rank: #225 of 656 in OH

Livability — Mayfield Heights

• Score: 80/100
• State rank: #107
• US rank: #1609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayfield Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 39,779
• 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

+381.0% since first listed

16 events — show timeline

• 2026-04-15 Pending — MLSNOW
• 2026-04-10 Relisted — MLSNOW
• 2026-04-03 Pending — MLSNOW
• 2026-03-27 Contingent — MLSNOW
• 2026-03-24 Price Changed $215,000 MLSNOW
• 2026-03-17 Listed $225,000 MLSNOW
• 2026-02-20 Relisted — MLSNOW
• 2026-02-20 Price Changed $225,000 MLSNOW
• 2026-02-05 Relisted — MLSNOW
• 2026-01-19 Listed $235,000 MLSNOW
• 2012-07-30 Sold (Public Records) $70,000 Public Records
• 2012-07-30 Sold (MLS) $70,000 MLSNOW
• 2011-08-28 Listed $78,800 MLSNOW
• 1993-03-25 Sold (Public Records) $54,000 Public Records
• 1986-09-30 Sold (Public Records) $53,999 Public Records
• 1977-12-01 Sold (Public Records) $44,700 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,726 · +0.0% YoY. Source: county tax records.