16080 Glenridge Ave · Middleburg Heights, OH 44130

$270,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 12 Days on market

Built 1952 7,052 sqft lot Est $293k · 8% under

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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 +23.4/30.0
• ARV discount +11.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! Welcome to this charming 3-bed, 1 full and 2 half-bath, Cape Cod style home, located in the highly desirable city of Middleburg Hts. , Ohio. This home seamlessly blends classic charm with contemporary comforts. The spacious living room features one of two cozy wood-burning fireplaces, perfect for relaxing evenings. The kitchen has been upgraded with durable Corian countertops and stainless steel appliances. Adjacent to the kitchen, the dining area is ideal for hosting family dinners and entertaining guests; it includes built-ins, perfect for additional storage and your artistic touches. Inside the two first floor bedrooms you will discover original hardwood floors that create a warm and inviting atmosphere, along with comfort and tranquility. As you make your way upstairs, you are greeted by an incredibly spacious bedroom with hardwood floors, dormer windows that let in lots of sunlight, and its own half-bath. A cedar closet and tons of storage space are an added bonus. The partially finished basement features a bar nook and a second wood-burning fireplace, creating the perfect setting for gatherings and celebrations. A second half-bath is also included. Additional highlights include a newer HVAC system and hot water tank (both 5 yrs old). An upgraded driveway enhances the home's curb appeal and provides ample parking. Situated in a highly sought after neighborhood that is adjacent to the Cleveland Metroparks (home is appx 200 ft. from Big Creek Parkway); and close to shopping, entertainment and hospitals, this home offers both serenity and convenience. Don't miss the opportunity to own this beautiful home. Schedule your private showing today!

Key facts

• Cedar closet
• Corian countertops
• Cape cod style home

Tags

• CAPE COD STYLE HOME
• CORIAN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ORIGINAL HARDWOOD FLOORS
• DORMER WINDOWS
• CEDAR CLOSET

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Below-grade finished area included
• Home design: Two-story single-family home; Block foundation
• Construction: Aluminum siding; Asphalt/fiberglass roof; Built in public-records era (year built per public records); Has home warranty
• Exterior features: Awnings

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Kitchen with linoleum flooring
• Bedrooms: Two main-level bedrooms; Additional bedrooms on first and second levels (hardwood flooring in bedrooms)
• Flooring: Hardwood in bedrooms and parts of living area; Carpet in dining room and part of living area; Linoleum in kitchen and bathrooms; Tile in lower-level areas
• Bathrooms: One full bathroom; Two half bathrooms; Main-level bathroom included
• Heating & cooling: Gas heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Built-in features; Cedar closets; Ceiling fans; Two fireplaces (electric and gas); Basement with sump pump; Lower-level finished area
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry located in basement/lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 8.5% vs local median 3.3% in Middleburg 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 84/100 on livability (#47 in OH, #625 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Berea City (suburban): math 47% / reading 56% proficiency, ranked #414 of 656 in OH (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,949/mo this rent would consume 51% of the median local household income ($70k/yr) (locally 1758% 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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 31y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $270,000

Questions for the listing agent

1. Built in 1952 — 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. Schools are A-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?
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: 1.09% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $292,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16080 Glenridge Ave	0.00mi	3/2.0	1,550 (0%)	1mo	$270,000	$174	95
7462 Pearl Rd	0.18mi	3/2.0	1,560 (+1%)	2mo	$384,000	$246	85
15861 Glenridge Ave	0.11mi	4/2.0 (+1)	1,575 (+2%)	4mo	$260,000	$165	80
7534 Farnum Ave	0.48mi	3/1.5	1,566 (+1%)	0mo	$275,000	$176	74
16790 Glenridge Ave	0.33mi	3/2.0	1,476 (-5%)	4mo	$300,000	$203	69
7329 Craigmere Dr	0.37mi	3/2.0	1,655 (+7%)	3mo	$290,000	$175	65
15640 Glenridge Ave	0.22mi	4/2.5 (+1)	1,418 (-8%)	3mo	$270,000	$190	62
14666 Robert Dr	0.65mi	3/2.0	1,472 (-5%)	0mo	$315,000	$214	57
7444 Briarcliff Pkwy	0.27mi	4/2.0 (+1)	1,380 (-11%)	5mo	$250,000	$181	56
16879 Brinbourne Ave	0.32mi	3/3.0	1,740 (+12%)	1mo	$360,000	$207	56
7334 Grant Blvd	0.33mi	4/2.5 (+1)	1,737 (+12%)	1mo	$329,000	$189	52
7256 Markal Dr	0.47mi	4/2.0 (+1)	1,740 (+12%)	1mo	$295,000	$170	48

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-12,960
• Equity at exit: $40,258

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $25,872
• Equity at exit: $23,345

Cash invested: $75,600 (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 44130

• Rents YoY: 2.7%
• Active inventory: 151
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,949 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$304 /mo · $3,644/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $497

Break-even live

Break-even rent $2,319

Max offer price $270,000

Occupancy floor 78%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7711 Normandie Blvd Middleburg Heights, OH	1.0–2.0	1.0–2.0	842	$1,417	$1.68	2d	1	0.83mi
8040 Strongsville Blvd Unit 1496063P Strongsville, OH	3.0	2.0	1980	$8,055	$4.07	21d	1	1.45mi
7085 W 130th St Cleveland, OH	2.0	2.0	1150	$1,440	$1.25	2d	7	1.50mi

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-04-28
   historical Contingent
3. 2026-04-23
   listed $270,000 Active
4. 2025-07-03
   soldstatus $262,000
5. 2025-07-01
   soldstatus $262,000 Closed 1702-char remark

   Show marketing remark (1702 chars)

   Location, Location, Location! Welcome to this charming 3-bed, 1 full and 2 half-bath, Cape Cod style home, located in the highly desirable city of Middleburg Hts. , Ohio. This home seamlessly blends classic charm with contemporary comforts. The spacious living room features one of two cozy wood-burning fireplaces, perfect for relaxing evenings. The kitchen has been upgraded with durable Corian countertops and stainless steel appliances. Adjacent to the kitchen, the dining area is ideal for hosting family dinners and entertaining guests; it includes built-ins, perfect for additional storage and your artistic touches. Inside the two first floor bedrooms you will discover original hardwood floors that create a warm and inviting atmosphere, along with comfort and tranquility. As you make your way upstairs, you are greeted by an incredibly spacious bedroom with hardwood floors, dormer windows that let in lots of sunlight, and its own half-bath. A cedar closet and tons of storage space are an added bonus. The partially finished basement features a bar nook and a second wood-burning fireplace, creating the perfect setting for gatherings and celebrations. A second half-bath is also included. Additional highlights include a newer HVAC system and hot water tank (both 5 yrs old). An upgraded driveway enhances the home's curb appeal and provides ample parking. Situated in a highly sought after neighborhood that is adjacent to the Cleveland Metroparks (home is appx 200 ft. from Big Creek Parkway); and close to shopping, entertainment and hospitals, this home offers both serenity and convenience. Don't miss the opportunity to own this beautiful home. Schedule your private showing today!

6. 2025-05-31
   status Pending 1702-char remark

   Show marketing remark (1702 chars)

   Location, Location, Location! Welcome to this charming 3-bed, 1 full and 2 half-bath, Cape Cod style home, located in the highly desirable city of Middleburg Hts. , Ohio. This home seamlessly blends classic charm with contemporary comforts. The spacious living room features one of two cozy wood-burning fireplaces, perfect for relaxing evenings. The kitchen has been upgraded with durable Corian countertops and stainless steel appliances. Adjacent to the kitchen, the dining area is ideal for hosting family dinners and entertaining guests; it includes built-ins, perfect for additional storage and your artistic touches. Inside the two first floor bedrooms you will discover original hardwood floors that create a warm and inviting atmosphere, along with comfort and tranquility. As you make your way upstairs, you are greeted by an incredibly spacious bedroom with hardwood floors, dormer windows that let in lots of sunlight, and its own half-bath. A cedar closet and tons of storage space are an added bonus. The partially finished basement features a bar nook and a second wood-burning fireplace, creating the perfect setting for gatherings and celebrations. A second half-bath is also included. Additional highlights include a newer HVAC system and hot water tank (both 5 yrs old). An upgraded driveway enhances the home's curb appeal and provides ample parking. Situated in a highly sought after neighborhood that is adjacent to the Cleveland Metroparks (home is appx 200 ft. from Big Creek Parkway); and close to shopping, entertainment and hospitals, this home offers both serenity and convenience. Don't miss the opportunity to own this beautiful home. Schedule your private showing today!

7. 2025-05-29
   listed $249,000 Active 1702-char remark

   Show marketing remark (1702 chars)

   Location, Location, Location! Welcome to this charming 3-bed, 1 full and 2 half-bath, Cape Cod style home, located in the highly desirable city of Middleburg Hts. , Ohio. This home seamlessly blends classic charm with contemporary comforts. The spacious living room features one of two cozy wood-burning fireplaces, perfect for relaxing evenings. The kitchen has been upgraded with durable Corian countertops and stainless steel appliances. Adjacent to the kitchen, the dining area is ideal for hosting family dinners and entertaining guests; it includes built-ins, perfect for additional storage and your artistic touches. Inside the two first floor bedrooms you will discover original hardwood floors that create a warm and inviting atmosphere, along with comfort and tranquility. As you make your way upstairs, you are greeted by an incredibly spacious bedroom with hardwood floors, dormer windows that let in lots of sunlight, and its own half-bath. A cedar closet and tons of storage space are an added bonus. The partially finished basement features a bar nook and a second wood-burning fireplace, creating the perfect setting for gatherings and celebrations. A second half-bath is also included. Additional highlights include a newer HVAC system and hot water tank (both 5 yrs old). An upgraded driveway enhances the home's curb appeal and provides ample parking. Situated in a highly sought after neighborhood that is adjacent to the Cleveland Metroparks (home is appx 200 ft. from Big Creek Parkway); and close to shopping, entertainment and hospitals, this home offers both serenity and convenience. Don't miss the opportunity to own this beautiful home. Schedule your private showing today!

8. 1995-12-27
   soldstatus $108,500 181-char remark

   Show marketing remark (181 chars)

   2 Wdbrnrs/Blt-in China Cabs/Blt-in Dressers & Cedar Closet & Play/Study Area+1/2bath Up/Knotty Pine Rec Rm W/ Fplc (33x12)/Bsmt Waterproofed/Nwr Furn & A/C(91)/Carport!

9. 1995-12-22
   soldstatus $108,500
10. 1995-09-04
    listed $109,900 181-char remark

    Show marketing remark (181 chars)

    2 Wdbrnrs/Blt-in China Cabs/Blt-in Dressers & Cedar Closet & Play/Study Area+1/2bath Up/Knotty Pine Rec Rm W/ Fplc (33x12)/Bsmt Waterproofed/Nwr Furn & A/C(91)/Carport!

ⓘ 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: $3,644 · $304/mo
• Projected year-2 tax: $3,928 · $327/mo
• Expected delta: +$284/yr (+$24/mo · 7.8%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,386
• − Mortgage interest: −$15,124
• − Property taxes: −$3,644
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,831
• − Management: −$2,831
• − Depreciation: −$7,855
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $5,550/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: Berea City
• NCES district ID: 3904360
• Math proficiency: 47% ▼ -17.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $51,921
• Composite: 44.18/100
• National rank: #2856
• State rank: #414 of 656 in OH

Livability — Middleburg Heights

• Score: 84/100
• State rank: #47
• US rank: #625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleburg Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 49,778
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 49,679
• Household income: $69,655
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1758.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 3% Russian/Polish/Slavic 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: ▼ -231.10%
• Current HPI: 188.8415
• Rent YoY: ▲ 2.69%
• 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

+145.7% since first listed

10 events — show timeline

• 2026-05-05 Pending — MLSNOW
• 2026-04-28 Contingent — MLSNOW
• 2026-04-23 Listed $270,000 MLSNOW
• 2025-07-03 Sold (Public Records) $262,000 Public Records
• 2025-07-01 Sold (MLS) $262,000 MLSNOW
• 2025-05-31 Pending — MLSNOW
• 2025-05-29 Listed $249,000 MLSNOW
• 1995-12-27 Sold (MLS) $108,500 MLSNOW
• 1995-12-22 Sold (Public Records) $108,500 Public Records
• 1995-09-04 Listed $109,900 MLSNOW

Property tax history

+2.6%/yr

Latest (2025): $3,644 · -0.6% YoY. Source: county tax records.