3540 Bainbridge Rd · Cleveland Heights, OH 44118

$169,000

2 bd · 1.0 ba · 1,809 sqft · SingleFamily public records · 7 Days on market

Built 1956 6,120 sqft lot Est $260k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.9/10.0
• Livability +4.5/5.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 4 bedroom, 2 bath bungalow with a finished 2nd floor. Hardwood floors and natural woodwork throughout. Kitchen with hardwood cabinets with and eating area. Full basement has glass block windows. Fenced yard and a 2 car detached garage. This will make a great place to start! Buyer to assume ANY/ALL POS violations, POS report in 'attachments'.

Key facts

• Finished attic space
• Corner lot
• 6,120 sq ft lot

Tags

• CORNER LOT
• FINISHED ATTIC SPACE
• LARGE FINISHED RECREATION ROOM
• FIRST FLOOR BEDROOM LAYOUT
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $34 ($411/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.4% below list).
• Recommended offer: $167k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Cleveland 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 89/100 on livability (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Cleveland Heights-University Heights City (suburban): math 23% / reading 41% proficiency, ranked #568 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 253 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); 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 34y 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 $110k; list at $169k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,579 (1.4% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.99% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $260,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3484 Bainbridge Rd	0.10mi	3/1.5 (+1)	1,631 (-10%)	0mo	$155,600	$95	71
3540 Berkeley Rd	0.05mi	3/4.0 (+1)	2,016 (+11%)	1mo	$290,000	$144	60
1936 Revere Rd	0.34mi	3/2.5 (+1)	1,671 (-8%)	1mo	$251,500	$151	59
3545 Raymont Blvd	0.45mi	3/3.5 (+1)	1,911 (+6%)	0mo	$330,000	$173	54
3566 Grosvenor Rd	0.26mi	3/2.0 (+1)	2,074 (+15%)	1mo	$250,000	$121	54
3697 Washington Blvd	0.55mi	3/1.5 (+1)	1,662 (-8%)	0mo	$261,000	$157	53
3733 E Antisdale Rd	0.41mi	3/1.5 (+1)	1,582 (-12%)	1mo	$155,000	$98	52
3601 Tullamore Rd	0.65mi	3/1.5 (+1)	1,712 (-5%)	3mo	$195,000	$114	52
2017 Goodnor Rd	0.48mi	3/1.5 (+1)	1,605 (-11%)	1mo	$140,000	$87	51
3494 Raymont Blvd	0.49mi	3/2.0 (+1)	1,580 (-13%)	3mo	$153,000	$97	44
3281 Kildare Rd	0.75mi	3/3.5 (+1)	1,700 (-6%)	3mo	$275,000	$162	37
2208 Cranston Rd	0.69mi	3/1.5 (+1)	1,563 (-14%)	4mo	$240,000	$154	35

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-20,462
• Equity at exit: $25,198

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $5,533
• Equity at exit: $14,612

Cash invested: $47,320 (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 44118

• Rents YoY: 5.7%
• Active inventory: 253
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$886
• Tax from tax record: −$325 /mo · $3,901/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $34

Break-even live

Break-even rent $1,622

Max offer price $169,000

Occupancy floor 93%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	21d	1	0.26mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	0.31mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	0.35mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	0.35mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	7d	1	0.39mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	0.56mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	0.58mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	16d	1	0.58mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.65mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	3d	1	0.65mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	0.68mi
500 Severance Place Ln Cleveland Heights, OH	1.0	1.0	1150	$1,575	$1.37	23d	2	0.74mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	0.79mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	16d	1	0.81mi
2267 Edgerton Rd University Heights, OH	3.0	1.5	1958	$1,750	$0.89	16d	1	0.87mi
2223 Lee Rd Cleveland, OH	2.0	1.0–2.0	1015	$2,850	$2.81	1d	60	0.92mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	0.94mi
3300 Dellwood Rd Cleveland, OH	3.0	1.0	1560	$1,585	$1.02	14d	1	1.00mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	19d	1	1.01mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	1.02mi
3062 E Derbyshire Rd Cleveland, OH	3.0	1.0	1650	$3,000	$1.82	23d	1	1.03mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	1.05mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	7d	1	1.12mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	1.16mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	1.17mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	1d	1	1.20mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	23d	1	1.20mi
14172 Superior Rd Unit 2 Cleveland Heights, OH	2.0	1.0	1446	$1,195	$0.83	23d	1	1.20mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	44d	1	1.23mi
4069 Bushnell Rd Cleveland, OH	3.0	1.5	2397	$2,000	$0.83	12d	1	1.23mi
3232 Clarendon Rd Cleveland, OH	2.0	1.0	1602	$1,575	$0.98	7d	1	1.25mi
4037 Washington Blvd University Heights, OH	3.0	2.5	2403	$2,750	$1.14	1d	1	1.28mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	23d	1	1.29mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	4d	1	1.31mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	44d	1	1.34mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	1.34mi
2113 Stillman Rd Cleveland, OH	3.0	1.0	1372	$1,150	$0.84	16d	1	1.37mi
2119 Stillman Rd Unit 1 Cleveland Heights, OH	2.0	1.0	1400	$1,195	$0.85	2d	1	1.37mi
1695 Glenmont Rd Unit 1695 Glenmont Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	7d	1	1.38mi
1695 Glenmont Rd Unit Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	23d	1	1.38mi

Listing history 5 events

1. 2026-06-15
   status $169,000 Pending 7 DOM
2. 2026-06-15
   days on market $169,000 Active 7 DOM
3. 2026-06-13
   days on market $169,000 Active 5 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $169,000 Active 1 DOM

ⓘ 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: $3,901 · $325/mo
• Projected year-2 tax: $3,901 · $325/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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,989
• − Mortgage interest: −$9,467
• − Property taxes: −$3,901
• − Insurance: −$845
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,916
• Taxable loss: −$2,338
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $972/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: Cleveland Heights-University Heights City
• NCES district ID: 3904379
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $53,451
• Composite: 28.12/100
• National rank: #6822
• State rank: #568 of 656 in OH

Livability — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 40,715
• Household income: $77,555
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1847.0

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 0.56)
• Race & ethnicity: White 57% Black 33% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -319.62%
• Current HPI: 204.5504
• Rent YoY: ▲ 5.70%
• 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

+207.8% since first listed

36 events — show timeline

• 2026-06-08 Listed $169,000 MLSNOW
• 2021-05-14 Sold (Public Records) $110,000 Public Records
• 2019-10-23 Listing Removed — MLSNOW
• 2019-09-03 Relisted — MLSNOW
• 2019-08-28 Listing Removed — MLSNOW
• 2019-04-10 Listed $125,000 MLSNOW
• 2016-03-03 Sold (MLS) $29,900 MLSNOW
• 2016-02-25 Pending — MLSNOW
• 2016-02-19 Contingent — MLSNOW
• 2016-02-09 Price Changed $29,900 MLSNOW
• 2016-02-09 Relisted — MLSNOW
• 2015-11-30 Pending — MLSNOW
• 2015-11-17 Contingent — MLSNOW
• 2015-11-05 Listed $34,900 MLSNOW
• 2015-09-10 Listing Removed — MLSNOW
• 2015-08-10 Price Changed $39,900 MLSNOW
• 2015-08-10 Relisted — MLSNOW
• 2015-08-09 Listing Removed — MLSNOW
• 2015-07-21 Relisted — MLSNOW
• 2015-07-09 Pending — MLSNOW
• 2015-07-07 Contingent — MLSNOW
• 2015-06-29 Price Changed $48,000 MLSNOW
• 2015-05-22 Relisted — MLSNOW
• 2015-05-15 Contingent — MLSNOW
• 2015-04-13 Listed $49,950 MLSNOW
• 2007-05-01 Listing Removed — MLSNOW
• 2006-11-17 Listed $120,000 MLSNOW
• 2002-02-18 Sold (MLS) $62,500 MLSNOW
• 2002-01-14 Listed $64,900 MLSNOW
• 1992-12-16 Sold (Public Records) $66,000 Public Records
• 1992-12-16 Sold (Public Records) $11,900 Public Records
• 1992-12-10 Sold (MLS) $68,000 MLSNOW
• 1992-11-02 Listed $69,900 MLSNOW
• 1991-07-22 Sold (Public Records) $54,679 Public Records
• 1991-07-22 Sold (Public Records) $13,675 Public Records
• 1989-03-28 Sold (Public Records) $54,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,901 · -0.2% YoY. Source: county tax records.