18909 Maple Heights Blvd · Maple Heights, OH 44137

$164,500

3 bd · 1.5 ba · 1,286 sqft · SingleFamily public records · 29 Days on market

Built 1950 9,278 sqft lot $128/sqft · 20% above area Est $137k · 20% over

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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 +17.6/30.0
• DSCR +5.5/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This recently updated Cape Cod home has many features that today’s buyers will love. The newly renovated kitchen is clean, modern, and ready for your next home-cooked meal. With its eat-in layout, there is no need to pull out the TV trays. Tasteful laminate wood flooring beautifully complements the brand-new white shaker-style cabinets. As you enter the living room, your attention is immediately drawn to the fireplace with its modern vibe and cozy feel. Two bedrooms and a large full bathroom on the first floor make this home a great option for anyone needing first-floor living. Just upstairs, you will find a spacious primary suite complete with its own full bathroom — a convenie

Key facts

• First-floor living
• Eat-in layout
• Fireplace

Tags

• NEWLY RENOVATED KITCHEN
• EAT-IN LAYOUT
• LAMINATE WOOD FLOORING
• WHITE SHAKER-STYLE CABINETS
• FIREPLACE
• FIRST-FLOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#470 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools D+, crime D, employment D.
• Maple Heights City (suburban): math 14% / reading 25% proficiency, ranked #630 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+14.8%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $164k implies a 83% 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 $162,032 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.1

CMA / ARV

• ARV (median comp): $136,591
• List price: $164,500
• Delta: 24.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5435 Beechwood Ave	0.19mi	3/1.5	1,184 (-8%)	1mo	$137,100	$116	77
18408 Raymond St	0.47mi	3/1.0	1,284 (-0%)	1mo	$115,000	$90	75
20004 Libby Rd	0.43mi	3/1.0	1,240 (-4%)	1mo	$129,000	$104	71
5234 Erwin St	0.31mi	4/1.5 (+1)	1,204 (-6%)	1mo	$185,000	$154	69
5585 South Blvd	0.52mi	3/2.0	1,251 (-3%)	1mo	$138,000	$110	68
19289 Stafford Ave	0.26mi	4/1.0 (+1)	1,394 (+8%)	1mo	$110,000	$79	66
5100 Erwin St	0.49mi	3/2.0	1,192 (-7%)	1mo	$149,000	$125	62
75 Greencroft Rd	0.72mi	3/1.5	1,248 (-3%)	1mo	$179,000	$143	60
18840 Nitra Ave	0.37mi	3/1.5	1,120 (-13%)	2mo	$115,000	$103	60
19313 Longview Ave	0.54mi	4/2.0 (+1)	1,380 (+7%)	0mo	$173,500	$126	55
339 Grand Blvd	0.69mi	3/1.0	1,193 (-7%)	1mo	$125,000	$105	53
5713 South Blvd	0.74mi	4/1.0 (+1)	1,331 (+4%)	1mo	$125,000	$94	52

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,355
• Equity at exit: $24,527

10-year hold

• IRR: 9.9%
• Equity multiple: 1.95×
• Total profit: $43,597
• Equity at exit: $14,223

Cash invested: $46,060 (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 44137

• Home prices YoY: -34.7%
• Rents YoY: 14.8%
• Active inventory: 84
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$863
• Tax from tax record: −$280 /mo · $3,356/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $130

Break-even live

Break-even rent $1,533

Max offer price $164,500

Occupancy floor 87%

Sensitivity live

Price	-10% $223	-5% $176	+0% $130	+5% $83	+10% $37
Rent	-10% $-4	-5% $63	+0% $130	+5% $197	+10% $264
Rate	-1.0pp $213	-0.5pp $172	base $130	+0.5pp $87	+1.0pp $44

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 Hollywood Ave Maple Heights, OH	3.0	1.0	1092	$1,450	$1.33	44d	1	0.08mi
5440 Hollywood Ave Maple Heights, OH	3.0	1.0	1080	$1,445	$1.34	22d	1	0.14mi
5470 Hollywood Ave Maple Heights, OH	3.0	1.0	1150	$1,375	$1.20	44d	1	0.18mi
18512 Lewis Dr Maple Heights, OH	3.0	2.0	1200	$1,995	$1.66	3d	1	0.19mi
5435 Beechwood Ave Maple Heights, OH	3.0	2.0	1664	$2,000	$1.20	3d	1	0.19mi
18505 Maple Heights Blvd Maple Heights, OH	3.0	1.0	989	$1,411	$1.43	44d	1	0.21mi
19500 Libby Rd Maple Heights, OH	3.0	1.5	1092	$2,300	$2.11	2d	1	0.21mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	5d	1	0.25mi
5535 Oakwood Ave Maple Heights, OH	3.0	1.0	1116	$1,350	$1.21	8d	1	0.25mi
5331 South Blvd Maple Heights, OH	3.0	2.0	1078	$1,500	$1.39	17d	1	0.31mi
18308 Edinboro Ave Maple Heights, OH	3.0	1.0	1200	$1,349	$1.12	8d	1	0.35mi
18107 North Blvd Maple Heights, OH	3.0	1.0	1190	$1,350	$1.13	44d	1	0.36mi
5566 Beechwood Ave Maple Heights, OH	2.0	1.0	1000	$1,800	$1.80	19d	1	0.36mi
18004 North Blvd Maple Heights, OH	3.0	1.0	1396	$1,700	$1.22	44d	1	0.37mi
18413 Waterbury Ave Maple Heights, OH	3.0	1.5	1175	$1,850	$1.57	2d	1	0.39mi
5246 Joseph St Maple Heights, OH	3.0	1.5	890	$1,300	$1.46	3d	1	0.39mi
19001 Nitra Ave Maple Heights, OH	3.0	1.0	1170	$1,450	$1.24	17d	1	0.43mi
19101 Nitra Ave Maple Heights, OH	3.0	1.0	1200	$1,295	$1.08	15d	1	0.43mi
19203 Nitra Ave Maple Heights, OH	3.0	1.0	1050	$1,350	$1.29	5d	1	0.44mi
18990 Raymond St Maple Heights, OH	4.0	1.5	1480	$1,750	$1.18	2d	1	0.46mi
20115 Libby Rd Maple Heights, OH	3.0	1.0	1365	$1,995	$1.46	2d	1	0.48mi
19758 Maple Heights Blvd Unit UP Maple Heights, OH	3.0	1.0	1095	$1,495	$1.37	3d	1	0.48mi
18851 Raymond St Maple Heights, OH	4.0	2.0	1330	$2,500	$1.88	8d	1	0.49mi
18509 Raymond St Maple Heights, OH	3.0	1.0	1083	$1,395	$1.29	44d	1	0.51mi
19409 Raymond St Maple Heights, OH	3.0	1.0	1180	$1,656	$1.40	2d	1	0.52mi
5153 Cato St Maple Heights, OH	4.0	2.0	1560	$1,850	$1.19	24d	1	0.56mi
19313 Longview Ave Maple Heights, OH	4.0	2.0	1796	$1,970	$1.10	4d	1	0.56mi
20510 Mountville Dr Maple Heights, OH	3.0	1.0	1131	$1,850	$1.64	44d	1	0.58mi
20517 Mountville Dr Maple Heights, OH	3.0	3.0	1329	$1,731	$1.30	44d	1	0.60mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	0.66mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	0.67mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	0.67mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	21d	1	0.68mi
20609 Hillgrove Ave Maple Heights, OH	4.0	2.0	1776	$1,497	$0.84	17d	1	0.70mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	8d	1	0.71mi
18123 McCracken Rd Maple Heights, OH	3.0	1.0	1215	$1,600	$1.32	8d	1	0.71mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	44d	1	0.72mi
5713 South Blvd Maple Heights, OH	3.0	1.0	1700	$2,300	$1.35	2d	1	0.73mi
243 Grand Blvd Bedford, OH	3.0	2.0	1170	$1,500	$1.28	44d	1	0.73mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	12d	1	0.74mi

Listing history 18 events

1. 2026-06-18
   days on market $164,500 Active 29 DOM
2. 2026-06-18
   price $164,500 Active 28 DOM
3. 2026-06-17
   days on market $168,000 Active 28 DOM
4. 2026-06-16
   days on market $168,000 Active 27 DOM
5. 2026-06-15
   days on market $168,000 Active 26 DOM
6. 2026-06-13
   days on market $168,000 Active 24 DOM
7. 2026-06-09
   days on market $168,000 Active 20 DOM
8. 2026-06-08
   days on market $168,000 Active 19 DOM
9. 2026-06-07
   days on market $168,000 Active 18 DOM
10. 2026-06-05
    days on market $168,000 Active 15 DOM
11. 2026-06-03
    days on market $168,000 Active 14 DOM
12. 2026-06-02
    days on market $168,000 Active 13 DOM
13. 2026-06-01
    days on market $168,000 Active 12 DOM
14. 2026-05-31
    days on market $168,000 Active 11 DOM
15. 2026-05-09
    historical
16. 2025-12-17
    price $170,000
17. 2025-11-13
    listed $175,000 Active
18. 2025-06-24
    soldstatus $90,125

ⓘ 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: $3,356 · $280/mo
• Projected year-2 tax: $3,356 · $280/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 ≥96°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: $20,363
• − Mortgage interest: −$9,215
• − Property taxes: −$3,356
• − Insurance: −$822
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,785
• Taxable loss: −$1,073
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,814/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: Maple Heights City
• NCES district ID: 3904430
• Math proficiency: 14% ▼ -22.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $38,856
• Composite: 16.39/100
• National rank: #9197
• State rank: #630 of 656 in OH

Livability — Maple Heights

• Score: 70/100
• State rank: #470
• US rank: #7818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 23,285
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 23,285
• Household income: $53,918
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 971.0

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 (74%)
• Race & ethnicity: Black 74% White 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 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: ▼ -87.37%
• Current HPI: 164.4326
• Rent YoY: ▲ 14.82%
• 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

+88.6% since first listed

4 events — show timeline

• 2026-05-09 Listing Removed — MLSNOW
• 2025-12-17 Price Changed $170,000 MLSNOW
• 2025-11-13 Listed $175,000 MLSNOW
• 2025-06-24 Sold (Public Records) $90,125 Public Records

Property tax history

+19.8%/yr

Latest (2025): $3,356 · +23.6% YoY. Source: county tax records.