8115 Liberty Ave · Parma, OH 44129

$169,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 1 Days on market

Built 1953 4,800 sqft lot Est $185k · 8% under

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Why this score? — see what drove the D+ 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 +12.4/30.0
• ARV discount +11.1/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8115 Liberty Ave - Newly Renovated 3 BR/2 Full BA, Cape Cod. New Chef's Kitchen Featuring: Gorgeous Granite Countertops, Cool Tile Backsplash, 42 inch White Cabinets, Stainless Steel Sink, Stylish Faucet/Pulls, Gas Range, Refrigerator + Dishwasher. Great Eat in Area + Spacious Living Room with Luxury Vinyl Flooring. All Rooms fill with Natural Light ~ Newer: Bathrooms, Carpeting, Energy Efficient: Doors (Entry + Storms), Garage Glass block, HVAC, LVT Flooring, Siding/Gutters on Garage/House, Hot Water Tank, Roof + Windows. Relax + Enjoy Life on the 20 x 10 Deck, Overlooking the Fabulous Fenced Yard. First Floor Amenities including: Bedroom, Bathrooms + Laundry (with Washer/Dryer Combo) ~ Close to Airport, Dining, Downtown Cleveland, Entertainment, The Shoppes at Parma, Major Highways + Public Transportation. Seller is Providing 1 Year Home Warranty $425, Make your Appointment Today ~

Key facts

• First-floor bedroom
• Flexible floor plan
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS DECK
• DETACHED GARAGE
• FIRST-FLOOR BEDROOM
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: Property listed as fixer condition
• HOA & community: Nearby medical services and shopping

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Entry level spans multiple floors
• Construction: Vinyl siding; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Granite counters
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-27 ($-319/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (11.3% below list).
• Recommended offer: $151k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Parma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.3%/yr); 88 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,760 (11.3% 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 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. 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: 0.89% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $184,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7707 Liberty Ave	0.17mi	3/1.0	1,092 (0%)	4mo	$185,000	$169	88
6707 Laverne Ave	0.57mi	3/1.0	1,092 (0%)	5mo	$157,500	$144	70
5314 Dartmouth Dr	0.34mi	3/1.5	1,168 (+7%)	2mo	$270,000	$231	69
6903 Luelda Ave	0.49mi	2/1.0 (-1)	1,092 (0%)	5mo	$150,000	$137	68
8702 Cambridge Dr	0.23mi	3/2.0	963 (-12%)	0mo	$275,000	$286	65
6303 Northcliff Ave	0.72mi	3/1.0	1,092 (0%)	6mo	$175,000	$160	61
8803 Pinegrove Ave	0.54mi	3/1.0	1,188 (+9%)	4mo	$218,000	$184	57
6011 Luelda Ave	0.75mi	3/1.0	1,054 (-4%)	5mo	$170,000	$161	55
8301 Fernhill Ave	0.43mi	2/1.5 (-1)	978 (-10%)	2mo	$144,900	$148	54
7428 Ira Ave	0.74mi	3/2.0	1,131 (+4%)	4mo	$240,000	$212	52
6703 Theota Ave	0.63mi	3/1.0	1,254 (+15%)	2mo	$203,000	$162	44
7511 Wooster Pkwy	0.69mi	4/2.0 (+1)	1,212 (+11%)	1mo	$265,000	$219	40

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-27,191
• Equity at exit: $25,333

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-17,306
• Equity at exit: $14,690

Cash invested: $47,572 (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 44129

• Rents YoY: 4.3%
• Active inventory: 88
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$891
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-27

Break-even live

Break-even rent $1,541

Max offer price $165,208

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $22	+0% $-27	+5% $-75	+10% $-123
Rent	-10% $-146	-5% $-86	+0% $-27	+5% $33	+10% $93
Rate	-1.0pp $59	-0.5pp $17	base $-27	+0.5pp $-71	+1.0pp $-115

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8326 Fernhill Ave Cleveland, OH	3.0	1.0	1350	$1,700	$1.26	45d	1	0.45mi
6007 Merkle Ave Unit Down Parma, OH	3.0	1.0	1250	$1,399	$1.12	3d	1	0.73mi
5253 Hauserman Rd Parma, OH	1.0–2.0	1.0	755	$1,150	$1.52	5d	3	0.84mi
6227 Traymore Ave Cleveland, OH	3.0	2.0	1221	$1,575	$1.29	3d	1	0.87mi
4606 Roadoan Rd Unit 1496094P Brooklyn, OH	2.0	1.5	1065	$3,537	$3.32	15d	1	0.93mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	958	$1,300	$1.36	8d	1	0.93mi
5406 Merkle Ave Cleveland, OH	2.0	1.0	946	$1,300	$1.37	5d	1	0.93mi
6505 Snow Rd Unit REAR Parma, OH	3.0	1.5	1312	$1,599	$1.22	8d	1	1.11mi
9703 Snow Rd Cleveland, OH	3.0	1.0	1103	$1,675	$1.52	4d	1	1.11mi
4606 Lincoln Ave Cleveland, OH	3.0	2.0	1418	$1,995	$1.41	2d	1	1.25mi
5252 W 45th St Unit 1496134P Parma, OH	3.0	2.0	1065	$5,388	$5.06	15d	1	1.27mi
5220 W 44th St #2 Parma, OH	2.0	1.0	1156	$1,400	$1.21	24d	1	1.33mi
6099 Ridge Rd Cleveland, OH	2.0	1.0	1020	$1,200	$1.18	22d	1	1.48mi
7906 Lanyard Dr Unit 1496071P Parma, OH	4.0	1.5	1227	$5,834	$4.75	8d	1	1.49mi

Listing history 2 events

1. 2026-06-13
   remarks 687-char remark
2. 2026-06-13
   listed $169,900 Pending 1 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: $3,070 · $256/mo
• Projected year-2 tax: $3,070 · $256/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,091
• − Mortgage interest: −$9,517
• − Property taxes: −$3,070
• − Insurance: −$850
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,943
• Taxable loss: −$3,182
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $445/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): 28,800
• Household income: $70,651
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 8% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 12% Subsaharan African 3% Scandinavian 1%
• Foreign-born: 11% · Canada, India, Vietnam
• Languages at home: 82% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -143.31%
• Current HPI: 184.2628
• Rent YoY: ▲ 4.29%
• 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

+961.9% since first listed

25 events — show timeline

• 2026-06-12 Pending — MLSNOW
• 2026-06-10 Listed $169,900 MLSNOW
• 2021-10-18 Sold (MLS) $151,000 MLSNOW
• 2021-09-02 Pending — MLSNOW
• 2021-08-23 Contingent — MLSNOW
• 2021-08-13 Listed $149,900 MLSNOW
• 2021-04-22 Sold (MLS) $110,000 MLSNOW
• 2021-04-21 Sold (Public Records) $110,000 Public Records
• 2021-04-05 Contingent — MLSNOW
• 2021-04-01 Listed $129,900 MLSNOW
• 2021-03-19 Coming Soon $129,900 MLSNOW
• 2012-10-07 Listing Removed — MLSNOW
• 2012-04-07 Listed $83,000 MLSNOW
• 2011-10-28 Listing Removed — MLSNOW
• 2011-04-28 Listed $94,400 MLSNOW
• 2007-11-24 Listing Removed — MLSNOW
• 2007-05-24 Listed $116,000 MLSNOW
• 2003-10-29 Sold (MLS) $105,000 MLSNOW
• 2003-09-24 Sold (Public Records) $105,000 Public Records
• 2003-06-16 Listed $104,900 MLSNOW
• 1998-05-14 Sold (Public Records) $83,000 Public Records
• 1990-05-17 Sold (Public Records) $63,000 Public Records
• 1989-11-20 Sold (Public Records) $16,000 Public Records
• 1989-11-20 Sold (Public Records) $16,000 Public Records
• 1989-11-20 Sold (Public Records) $16,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,070 · -5.3% YoY. Source: county tax records.