19601 Mayfair Ln · Warrensville Heights, OH 44128

$125,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 3 Days on market

Built 1955 7,548 sqft lot $109/sqft · 21% below area Est $159k · 21% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Feels like Home! Pretty ranch in beautiful residential area. Stunning and spacious L-shaped living room/dining room combination with newer carpeting and custom-drapes/window treatments; cheerful eat-in kitchen; 2 comfortably-sized bedrooms and large bath on 1st level. Lower level features SECOND FULL KITCHEN with abundant storage and a huge finished rec room. Recent updates include: Vinyl Windows, Furnace, Central-air, Sprinkler System, and Waterproofing. All appliances stay except refrigerator in lower level kitchen: 2 Ranges, 1 Refrigerator, 1 Freezer, and the Washer & Dryer stay. Big 2-car Garage; double-wide paved driveway; patio and scenic backyard w/ fruit tree(s). Home warranty. New roofs on House & Garage (10/10)! VIOLATION-FREE PER CITY!

Key facts

• Updated breaker box
• Hardwood flooring
• Additional bath

Tags

• NEWER WATER HEATER
• UPDATED BREAKER BOX
• HARDWOOD FLOORING
• OVERSIZED GARAGE
• ADDITIONAL BATH
• KITCHEN SINK

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; Garage with electricity and garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above- and below-grade finished living areas; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built (year per public records); Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Sprinkler / irrigation system

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Interior features: Drapes on windows; Ceiling fan(s); Partially finished full basement
• Laundry & utility: Washer; Dryer; Laundry chute; Laundry tub / sink; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).

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 fast (+12.0%/yr); 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 40% of the median local income ($44k/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 $870 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $69k; list at $126k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,900

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $159,417
• List price: $125,900
• Delta: -21.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19502 Hathaway Ln	0.04mi	3/2.0 (+1)	1,160 (0%)	4mo	$150,000	$129	86
4146 Ascot Ln	0.16mi	3/2.0 (+1)	1,189 (+2%)	7mo	$163,000	$137	73
20751 Selfridge	0.47mi	3/1.5 (+1)	1,158 (-0%)	3mo	$99,000	$85	69
19808 Kings Hwy	0.41mi	3/2.0 (+1)	1,140 (-2%)	4mo	$99,888	$88	66
19207 Kings Hwy	0.45mi	3/1.0 (+1)	1,176 (+1%)	8mo	$170,000	$145	65
19615 Harvard Ave	0.30mi	3/1.0 (+1)	1,060 (-9%)	2mo	$85,000	$80	65
19102 Ridgewood Ave	0.39mi	3/1.0 (+1)	1,210 (+4%)	8mo	$110,000	$91	63
3905 Warrensville Center Rd	0.60mi	3/1.0 (+1)	1,194 (+3%)	4mo	$118,000	$99	59
19302 Shakerwood Rd	0.63mi	3/1.0 (+1)	1,166 (+0%)	7mo	$107,000	$92	59
19408 Sunset Dr	0.46mi	3/2.0 (+1)	1,100 (-5%)	4mo	$188,400	$171	58
19207 Harvard Rd	0.34mi	3/2.0 (+1)	1,258 (+8%)	8mo	$145,000	$115	55
4473 Glenview Rd	0.75mi	2/1.0	1,317 (+14%)	7mo	$60,000	$46	37

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $5,659
• Equity at exit: $18,772

10-year hold

• IRR: 17.7%
• Equity multiple: 2.81×
• Total profit: $63,664
• Equity at exit: $10,886

Cash invested: $35,252 (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 44128

• Rents YoY: 12.0%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$660
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $288

Break-even live

Break-even rent $1,092

Max offer price $125,900

Occupancy floor 75%

Sensitivity live

Price	-10% $359	-5% $324	+0% $288	+5% $252	+10% $217
Rent	-10% $173	-5% $230	+0% $288	+5% $346	+10% $403
Rate	-1.0pp $351	-0.5pp $320	base $288	+0.5pp $255	+1.0pp $222

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4155 Ascot Ln Unit 1496090P Warrensville Heights, OH	3.0	2.0	1184	$5,798	$4.90	16d	1	0.10mi
19407 Cherrywood Ln Cleveland, OH	3.0	2.0	1152	$1,506	$1.31	17d	1	0.14mi
20730 Patterson Pkwy Beachwood, OH	3.0	1.5	1469	$1,900	$1.29	3d	1	0.47mi
21003 Ellacott Pkwy Warrensville Heights, OH	2.0	1.0	842	$1,099	$1.31	45d	1	0.60mi
19714 Shakerwood Rd Warrensville Heights, OH	3.0	1.5	1344	$1,695	$1.26	45d	1	0.61mi
3886 E 188th St Cleveland, OH	3.0	1.0	1060	$1,800	$1.70	5d	1	0.64mi
21597 Ellacott Pkwy Warrensville Heights, OH	2.0	1.0	842	$1,099	$1.31	45d	1	0.76mi
4326 Northfield Rd Warrensville Heights, OH	2.0	1.0	778	$969	$1.25	45d	1	0.76mi
4340 Northfield Rd Warrensville Heights, OH	2.0	1.0	778	$1,019	$1.31	45d	1	0.80mi
4360 Northfield Rd Warrensville Heights, OH	2.0	1.0	842	$1,099	$1.31	45d	1	0.82mi
3715 Warrensville Center Rd Beachwood, OH	1.0	1.0	840	$939	$1.12	17d	1	0.96mi
3653 Winchell Rd Unit Lower Shaker Heights, OH	2.0	1.0	1190	$1,450	$1.22	45d	1	1.03mi
4340 Clarkwood Pkwy Cleveland, OH	1.0–4.0	1.0–2.0	1007	$917	$0.91	3d	487	1.14mi
3625 Glencairn Rd Unit 1 Shaker Heights, OH	2.0	1.0	1450	$1,450	$1.00	45d	1	1.14mi
3609 Strandhill Rd Shaker Heights, OH	2.0	1.0	1080	$1,195	$1.11	25d	1	1.20mi
3554 Latimore Rd Unit 1 Shaker Heights, OH	2.0	1.0	1218	$1,500	$1.23	5d	1	1.23mi
3559 Gridley Rd Unit Up Shaker Heights, OH	2.0	1.0	950	$1,495	$1.57	45d	1	1.24mi
3584 Palmerston Rd Unit down Shaker Heights, OH	3.0	1.0	1220	$1,600	$1.31	45d	1	1.30mi
18313 Newell Rd Beachwood, OH	3.0	1.0	1318	$1,395	$1.06	45d	1	1.32mi
3719 Rolliston Rd Cleveland, OH	3.0	2.0	1458	$1,910	$1.31	45d	1	1.36mi
3580 Normandy Rd Cleveland, OH	2.0	1.0	1221	$1,375	$1.13	17d	1	1.36mi
19606 Van Aken Blvd Shaker Heights, OH	1.0	1.0	900	$1,165	$1.29	17d	1	1.39mi
20835 Chagrin Blvd Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	45d	1	1.39mi
20835 Chagrin Blvd Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	25d	1	1.39mi
20835 Chagrin Blvd Unit 35-5 Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	9d	1	1.39mi
18033 Chagrin Blvd Unit 2 Shaker Heights, OH	2.0	1.0	1200	$2,750	$2.29	3d	1	1.40mi
20865 Chagrin Blvd Unit CH-65-2 Shaker Heights, OH	1.0	1.0	897	$1,250	$1.39	14d	1	1.40mi
20865 Chagrin Blvd Unit 3 Shaker Heights, OH	1.0	1.0	723	$900	$1.24	45d	1	1.40mi
20865 Chagrin Blvd Shaker Heights, OH	1.0	1.0	897	$1,150	$1.28	45d	1	1.40mi
20865 Chagrin Blvd Shaker Heights, OH	1.0	1.0	897	$1,250	$1.39	25d	1	1.40mi
20865 Chagrin Blvd Unit 5 Shaker Heights, OH	2.0	1.0	897	$1,250	$1.39	45d	1	1.40mi
20865 Chagrin Blvd Shaker Heights, OH	2.0	1.0	897	$1,195	$1.33	45d	1	1.40mi
20865 Chagrin Blvd Unit 2 Shaker Heights, OH	2.0	1.0	987	$1,118	$1.13	45d	1	1.40mi
3658 Strathavon Rd Unit 1 Shaker Heights, OH	2.0	1.0	1175	$1,685	$1.43	25d	1	1.41mi
3540 Normandy Rd Unit 1 Shaker Heights, OH	2.0	1.0	1200	$2,600	$2.17	45d	1	1.43mi
3536 Normandy Rd Unit Vacant Shaker Heights, OH	3.0	1.0	1216	$1,600	$1.32	25d	1	1.43mi
18231 Winslow Rd Unit Down Shaker Heights, OH	2.0	1.0	1192	$1,375	$1.15	18d	1	1.44mi
19601 Van Aken Blvd Shaker Heights, OH	1.0–4.0	1.0–4.0	1977	$2,523	$1.28	22d	1	1.47mi
19333 Van Aken Blvd Shaker Heights, OH	3.0	2.0	1500	$2,075	$1.38	45d	1	1.47mi
17800 Winslow Rd Shaker Heights, OH	3.0	1.0	1120	$2,000	$1.79	12d	1	1.47mi

Listing history 5 events

1. 2026-05-18
   status Pending 541-char remark
2. 2026-05-13
   listed $125,900 Active 541-char remark
3. 2010-11-23
   soldstatus $69,000 772-char remark

   Show marketing remark (772 chars)

   Feels like Home! Pretty ranch in beautiful residential area. Stunning and spacious L-shaped living room/dining room combination with newer carpeting and custom-drapes/window treatments; cheerful eat-in kitchen; 2 comfortably-sized bedrooms and large bath on 1st level. Lower level features SECOND FULL KITCHEN with abundant storage and a huge finished rec room. Recent updates include: Vinyl Windows, Furnace, Central-air, Sprinkler System, and Waterproofing. All appliances stay except refrigerator in lower level kitchen: 2 Ranges, 1 Refrigerator, 1 Freezer, and the Washer & Dryer stay. Big 2-car Garage; double-wide paved driveway; patio and scenic backyard w/ fruit tree(s). Home warranty. New roofs on House & Garage (10/10)! VIOLATION-FREE PER CITY!

4. 2010-11-23
   soldstatus $69,000

   Show marketing remark (772 chars)

   Feels like Home! Pretty ranch in beautiful residential area. Stunning and spacious L-shaped living room/dining room combination with newer carpeting and custom-drapes/window treatments; cheerful eat-in kitchen; 2 comfortably-sized bedrooms and large bath on 1st level. Lower level features SECOND FULL KITCHEN with abundant storage and a huge finished rec room. Recent updates include: Vinyl Windows, Furnace, Central-air, Sprinkler System, and Waterproofing. All appliances stay except refrigerator in lower level kitchen: 2 Ranges, 1 Refrigerator, 1 Freezer, and the Washer & Dryer stay. Big 2-car Garage; double-wide paved driveway; patio and scenic backyard w/ fruit tree(s). Home warranty. New roofs on House & Garage (10/10)! VIOLATION-FREE PER CITY!

5. 2010-07-27
   listed $82,500 772-char remark

   Show marketing remark (772 chars)

   Feels like Home! Pretty ranch in beautiful residential area. Stunning and spacious L-shaped living room/dining room combination with newer carpeting and custom-drapes/window treatments; cheerful eat-in kitchen; 2 comfortably-sized bedrooms and large bath on 1st level. Lower level features SECOND FULL KITCHEN with abundant storage and a huge finished rec room. Recent updates include: Vinyl Windows, Furnace, Central-air, Sprinkler System, and Waterproofing. All appliances stay except refrigerator in lower level kitchen: 2 Ranges, 1 Refrigerator, 1 Freezer, and the Washer & Dryer stay. Big 2-car Garage; double-wide paved driveway; patio and scenic backyard w/ fruit tree(s). Home warranty. New roofs on House & Garage (10/10)! VIOLATION-FREE PER CITY!

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $1,884 · $157/mo
• Expected delta: +$80/yr (+$7/mo · 4.4%)

ⓘ 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: $17,484
• − Mortgage interest: −$7,052
• − Property taxes: −$1,804
• − Insurance: −$630
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,663
• Taxable income: $1,538
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $3,087/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): 27,122
• Household income: $43,993
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2088.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -83.42%
• Current HPI: 114.0877
• Rent YoY: ▲ 11.96%
• 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

+52.6% since first listed

5 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-13 Listed $125,900 MLSNOW
• 2010-11-23 Sold (Public Records) $69,000 Public Records
• 2010-11-23 Sold (MLS) $69,000 MLSNOW
• 2010-07-27 Listed $82,500 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $1,804 · -9.3% YoY. Source: county tax records.