Westlake 44145

Cuyahoga County, OH · 13,696 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

81affordability /100

Buyer leverage is seller advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
11.8%
affordable
Days on market
12
daily
Price cuts
15.6%
of active
Valuation
-11.3%
vs assessor
Look up an address
79
/100
stable
hot · seller advantage · prices rising year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

18/ 100SellerBalancedBuyer
Strong Seller's Market
DOM: 35d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)10
Supply & Demand (20%)70
Buy vs Rent (15%)0
Cancellation Rate (10%)0
Days on Market (5%)40

Strong seller's market in 44145. Bidding wars likely — be prepared to go above list. Payment burden: 11.8% of median income. Median days on market: 35.

Buyer Caution

Expect bidding wars. Consider offering at or above list to compete.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
HOTSELLER ADVANTAGE

Market is running hot with fast-moving inventory. Sellers are firmly in control. Prices up 5.3% YoY.

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Market snapshoteach number, once

Median price
$213,500
▴ 5.3% YoY
Days on market
12
daily · zip_data
Median rent
$1,937
ZORI
Investor score
96/100
cash-flow lens
Active listings
59
90-day

Valuation3 lenses, different anchors

vs assessor
-11.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$189,400
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+66.4%
County-wide market — the widest, slowest signal.
Cuyahoga+66.4%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$166
Price-to-income1.9×

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How 44145 ranks in OH
percentile vs all OH ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

57SUPPLY
Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply7.9 mo
Days on Market12d
Inv vs History-14.4%
Listing Density--
Market dynamics
Price cut %15.6%
Momentumhot
LeverageSELLER ADVANTAGE
Months of supply7.9
Sales (90d)0
Investment analysis
Median rent$1,937
Price-to-rent9.2
Est. cap rate7.1%
Buy vs rentfavors buying

Livability

Walk score7
Transit score1
Bike score—

Historical trends

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Cuyahoga County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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