19205 Sunset Dr · Warrensville Heights, OH 44122

$155,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 32 Days on market

Built 1951 4,791 sqft lot Est $127k · 22% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well maintained 3-bedroom home offering a functional layout and versatile living spaces throughout. the main level features two comfortable bedrooms, the primary bedroom has had additional footage added to the room which can accommodate a king size bed. The upper level includes a spacious third bedroom along with an additional bonus room perfect for a home office. The finished basement adds even more living space with a rec room and bathroom with a shower. The driveway has an additional rear parking pad that can also serve as a patio area for outdoor gathering and relaxation. This home combines comfort, flexibility and pride of ownership in one inviting package.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#316 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, commute D-.
• Warrensville Heights City (suburban): math 22% / reading 29% proficiency, ranked #604 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warrensville Heights Elementary School (876 students, 0% FRL); Warrensville Heights Middle School (math 13% / reading 23%, grade F, #617 of 654 statewide, top 94%, 374 students, 0% FRL); Warrensville Heights High School (math 12% / reading 47%, grade F, #619 of 781 statewide, top 80%, 547 students, 0% FRL) — zoned schools average 0% FRL vs 84% district-wide (84 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.1%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $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

• It's been on market 32 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1951 — 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. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $127,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19315 Gladstone Rd	0.10mi	3/1.5	1,338 (+4%)	2mo	$176,500	$132	85
19408 Sunset Dr	0.09mi	3/2.0	1,100 (-14%)	4mo	$188,400	$171	65
19111 Longbrook Rd	0.54mi	4/1.0 (+1)	1,305 (+2%)	3mo	$103,000	$79	65
3905 Warrensville Center Rd	0.45mi	3/1.0	1,194 (-7%)	4mo	$118,000	$99	64
19808 Kings Hwy	0.25mi	3/2.0	1,140 (-11%)	4mo	$99,888	$88	62
20111 Lanbury Ave	0.42mi	3/1.5	1,407 (+10%)	5mo	$137,000	$97	59
20604 Kings Hwy	0.54mi	3/1.5	1,402 (+9%)	2mo	$130,000	$93	56
19502 Hathaway Ln	0.48mi	3/2.0	1,160 (-10%)	4mo	$150,000	$129	54
3677 Stoer Rd	0.47mi	3/1.5	1,441 (+12%)	2mo	$277,000	$192	54
20117 Butternut Ln	0.67mi	4/1.5 (+1)	1,344 (+5%)	5mo	$107,500	$80	50
19414 Meadowlark Ln	0.71mi	4/2.0 (+1)	1,344 (+5%)	5mo	$157,900	$117	46
20751 Selfridge	0.73mi	3/1.5	1,158 (-10%)	3mo	$99,000	$85	45

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,760
• Equity at exit: $23,111

10-year hold

• IRR: 6.6%
• Equity multiple: 1.45×
• Total profit: $19,657
• Equity at exit: $13,402

Cash invested: $43,400 (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 44122

• Rents YoY: 1.1%
• Active inventory: 183
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$813
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $419

Break-even live

Break-even rent $1,291

Max offer price $155,000

Occupancy floor 72%

Sensitivity live

Price	-10% $507	-5% $463	+0% $419	+5% $375	+10% $331
Rent	-10% $275	-5% $347	+0% $419	+5% $491	+10% $563
Rate	-1.0pp $497	-0.5pp $458	base $419	+0.5pp $379	+1.0pp $338

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19714 Shakerwood Rd Warrensville Heights, OH	3.0	1.5	1344	$1,695	$1.26	45d	1	0.22mi
3886 E 188th St Cleveland, OH	3.0	1.0	1060	$1,800	$1.70	6d	1	0.22mi
4155 Ascot Ln Unit 1496090P Warrensville Heights, OH	3.0	2.0	1184	$5,798	$4.90	16d	1	0.44mi
3665 Lynnfield Rd Unit UP Shaker Heights, OH	4.0	2.0	1600	$1,849	$1.16	45d	1	0.49mi
3653 Winchell Rd Unit Lower Shaker Heights, OH	2.0	1.0	1190	$1,450	$1.22	46d	1	0.54mi
3614 Lynnfield Rd Shaker Heights, OH	4.0	2.0	1584	$1,450	$0.92	18d	1	0.60mi
19407 Cherrywood Ln Cleveland, OH	3.0	2.0	1152	$1,506	$1.31	18d	1	0.62mi
3660 Warrensville Center Rd Beachwood, OH	2.0	1.0	1650	$1,450	$0.88	18d	1	0.63mi
20117 Butternut Ln Cleveland, OH	4.0	1.5	1344	$1,750	$1.30	4d	1	0.66mi
3625 Glencairn Rd Unit 1 Shaker Heights, OH	2.0	1.0	1450	$1,450	$1.00	45d	1	0.67mi
3636 Glencairn Rd Unit 2 Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	25d	1	0.68mi
3634 Glencairn Rd Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	25d	1	0.68mi
20730 Patterson Pkwy Beachwood, OH	3.0	1.5	1469	$1,900	$1.29	3d	1	0.69mi
3609 Strandhill Rd Shaker Heights, OH	2.0	1.0	1080	$1,195	$1.11	25d	1	0.74mi
3554 Latimore Rd Unit 1 Shaker Heights, OH	2.0	1.0	1218	$1,500	$1.23	5d	1	0.74mi
3559 Gridley Rd Unit Up Shaker Heights, OH	2.0	1.0	950	$1,495	$1.57	45d	1	0.75mi
17408 Invermere Ave Cleveland, OH	4.0	1.5	1278	$1,900	$1.49	13d	1	0.76mi
3538 Glencairn Rd Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	18d	1	0.83mi
3538 Glencairn Rd Unit 2 Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	23d	1	0.83mi
3538 Glencairn Rd Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	21d	1	0.83mi
18313 Newell Rd Beachwood, OH	3.0	1.0	1318	$1,395	$1.06	46d	1	0.84mi
3584 Palmerston Rd Unit down Shaker Heights, OH	3.0	1.0	1220	$1,600	$1.31	45d	1	0.84mi
3671 Daleford Rd Cleveland, OH	3.0	2.0	1536	$1,675	$1.09	23d	1	0.85mi
3671 Daleford Rd Unit Up Shaker Heights, OH	3.0	2.0	1536	$1,675	$1.09	19d	1	0.85mi
18314 Chagrin Blvd Unit 1 Shaker Heights, OH	3.0	2.0	1670	$1,600	$0.96	19d	1	0.86mi
18033 Chagrin Blvd Unit 2 Shaker Heights, OH	2.0	1.0	1200	$2,750	$2.29	3d	1	0.91mi
3580 Normandy Rd Cleveland, OH	2.0	1.0	1221	$1,375	$1.13	18d	1	0.93mi
18231 Winslow Rd Unit Down Shaker Heights, OH	2.0	1.0	1192	$1,375	$1.15	19d	1	0.95mi
3540 Normandy Rd Unit 1 Shaker Heights, OH	2.0	1.0	1200	$2,600	$2.17	45d	1	0.98mi
19333 Van Aken Blvd Shaker Heights, OH	3.0	2.0	1500	$2,075	$1.38	45d	1	0.98mi
3536 Normandy Rd Unit Vacant Shaker Heights, OH	3.0	1.0	1216	$1,600	$1.32	25d	1	0.99mi
19601 Van Aken Blvd Shaker Heights, OH	1.0–4.0	1.0–4.0	1977	$3,462	$1.75	23d	1	0.99mi
17800 Winslow Rd Shaker Heights, OH	3.0	1.0	1120	$2,000	$1.79	13d	1	1.00mi
20835 Chagrin Blvd Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	25d	1	1.01mi
20835 Chagrin Blvd Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	45d	1	1.01mi
20835 Chagrin Blvd Unit 35-5 Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	9d	1	1.01mi
3719 Rolliston Rd Cleveland, OH	3.0	2.0	1458	$1,910	$1.31	45d	1	1.02mi
20865 Chagrin Blvd Unit 5 Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	45d	1	1.03mi
20865 Chagrin Blvd Unit 2 Shaker Heights, OH	2.0	1.0	987	$1,118	$1.13	45d	1	1.03mi
20865 Chagrin Blvd Shaker Heights, OH	2.0	1.0	897	$1,195	$1.33	46d	1	1.03mi

Listing history 16 events

1. 2026-06-21
   days on market $155,000 Active 32 DOM
2. 2026-06-18
   days on market $155,000 Active 29 DOM
3. 2026-06-17
   days on market $155,000 Active 28 DOM
4. 2026-06-16
   days on market $155,000 Active 27 DOM
5. 2026-06-15
   days on market $155,000 Active 26 DOM
6. 2026-06-13
   days on market $155,000 Active 24 DOM
7. 2026-06-13
   statusdays on market $155,000 Active 23 DOM
8. 2026-06-09
   days on market $155,000 Contingent 20 DOM
9. 2026-06-08
   statusdays on market $155,000 Contingent 19 DOM
10. 2026-06-07
    days on market $155,000 Active 18 DOM
11. 2026-06-05
    days on market $155,000 Active 15 DOM
12. 2026-06-03
    days on market $155,000 Active 14 DOM
13. 2026-06-02
    days on market $155,000 Active 13 DOM
14. 2026-06-01
    days on market $155,000 Active 12 DOM
15. 2026-05-31
    days on market $155,000 Active 11 DOM
16. 2026-05-20
    listed $155,000 Active

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $2,064 · $172/mo
• Expected delta: +$354/yr (+$30/mo · 20.7%)

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 16 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: $21,857
• − Mortgage interest: −$8,682
• − Property taxes: −$1,709
• − Insurance: −$775
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$4,509
• Taxable income: $2,684
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $4,385/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: Warrensville Heights City
• NCES district ID: 3904500
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 29% ▼ -15.00%
• Median HH income: $34,622
• Composite: 20.98/100
• National rank: #8467
• State rank: #604 of 656 in OH

Livability — Warrensville Heights

• Score: 73/100
• State rank: #316
• US rank: #5173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensville Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 27,122
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 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: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• 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

1 event — show timeline

• 2026-05-20 Listed $155,000 MLSNOW

Property tax history

+1.1%/yr

Latest (2025): $1,709 · -9.6% YoY. Source: county tax records.