1379 Winston Rd · South Euclid, OH 44121

$200,000

3 bd · 1.5 ba · 1,387 sqft · SingleFamily public records · 3 Days on market

Built 1941 5,850 sqft lot Est $222k · 10% under

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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).

• ARV discount +11.9/15.0
• Cash flow +10.7/30.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located off Mayfield Road in South Euclid, this 3 Bedroom/1.5 Bath classic colonial has been carefully maintained for the past 29 years by the current owner. The first floor includes a bright Living Room with woodburning Fireplace, Dining Room and Kitchen with adjacent half bath by door to attached one-car garage. A sunny enclosed porch overlooks the oversized and fenced rear yard. Upstairs has three bedrooms and a full bath. Master bedroom spans full width of the house and easily accommodates a King-sized Bedroom suite of furniture. A lower level recreation room with bar makes a comfortable media room. Exterior of home is a combination of Brick and Vinyl siding. The location of this home is a 20 minutes drive to the Cleveland Clinic Main Campus, Cleveland Clinic Hillcrest or University Hospital in University Circle. Visit this home and see its value!

Key facts

• Quartz countertops
• 5,850 sq ft lot
• Garage

Tags

• WOOD BURNING FIREPLACE
• BUILT-IN CHINA CABINET
• BRAND NEW KITCHEN CABINETS
• QUARTZ COUNTERTOPS
• TANKLESS WATER HEATER
• LUXURY VINYL FLOORING

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Brick and vinyl siding; Asphalt roof; Full basement, partially finished with sump pump; Year built (per public records)
• Exterior features: Deck; Back yard fencing; West-facing property

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Lower-level additional finished area (approx. 10 x 9)
• Flooring: Carpet in lower-level finished area
• Bathrooms: One full bathroom (located on second level); One half bathroom (located on first level)
• Heating & cooling: Forced air gas heating; Central air; Ceiling fan(s) for cooling
• Interior features: Book cases and built-in features; Ceiling fan(s); Entrance foyer; See remarks; Wood window frames; Living room wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.6% below list).
• Recommended offer: $177k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rowland Elementary School (math 27% / reading 32%, grade F, #1,158 of 1,584 statewide, top 75%, 434 students, 50% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 35y 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 $103k; list at $200k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,840 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.88% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $221,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1375 Winston	0.01mi	3/1.5	1,364 (-2%)	2mo	$109,600	$80	95
1272 Winston Rd	0.21mi	3/2.5	1,303 (-6%)	1mo	$211,100	$162	76
1362 Villa Dr	0.13mi	3/2.0	1,225 (-12%)	0mo	$150,000	$122	72
1567 S Belvoir Blvd	0.55mi	3/1.5	1,314 (-5%)	1mo	$235,000	$179	65
3837 Woodridge Rd	0.67mi	3/1.5	1,440 (+4%)	1mo	$166,470	$116	62
4241 Bexley Blvd	0.64mi	4/2.0 (+1)	1,416 (+2%)	1mo	$164,900	$116	59
1090 Hillstone Rd	0.64mi	4/1.5 (+1)	1,309 (-6%)	2mo	$185,000	$141	54
4322 Tamalga Dr	0.50mi	2/1.5 (-1)	1,236 (-11%)	2mo	$190,000	$154	52
4186 Lambert Rd	0.68mi	3/1.0	1,250 (-10%)	0mo	$201,000	$161	49
1114 Homestead Rd	0.59mi	3/2.0	1,204 (-13%)	1mo	$211,000	$175	48
4201 Lambert Rd	0.67mi	3/2.0	1,219 (-12%)	1mo	$195,000	$160	46
4189 Ellison Rd	0.72mi	3/2.0	1,178 (-15%)	1mo	$211,000	$179	39

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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.44×
• Total profit: $-31,215
• Equity at exit: $29,821

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,937
• Equity at exit: $17,292

Cash invested: $56,000 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$359 /mo · $4,312/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-94

Break-even live

Break-even rent $1,888

Max offer price $183,315

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-38	+0% $-94	+5% $-151	+10% $-208
Rent	-10% $-234	-5% $-164	+0% $-94	+5% $-25	+10% $45
Rate	-1.0pp $6	-0.5pp $-44	base $-94	+0.5pp $-146	+1.0pp $-199

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	18d	1	0.14mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	45d	1	0.15mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	0.16mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	0.18mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	0.35mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	0.35mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	0.36mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	0.41mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	0.54mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	0.55mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	0.58mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	0.61mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	0.61mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	18d	1	0.69mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	4d	1	0.70mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	0.71mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	45d	1	0.73mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	3d	1	0.85mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	0.88mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	25d	1	0.97mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	16d	1	1.07mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	25d	1	1.13mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	18d	1	1.14mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	4d	1	1.17mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	3d	26	1.17mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	1.18mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	4d	18	1.21mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	4d	1	1.22mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	1.25mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	1.26mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	1.28mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	1.28mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	3d	1	1.28mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	18d	1	1.34mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	46d	1	1.34mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	1.36mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	6d	1	1.43mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	1.44mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	18d	1	1.44mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $200,000 Active 3 DOM
2. 2026-06-18
   remarks 687-char remark
3. 2026-06-18
   listed $200,000 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: $4,312 · $359/mo
• Projected year-2 tax: $4,312 · $359/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,221
• − Mortgage interest: −$11,203
• − Property taxes: −$4,312
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,818
• Taxable loss: −$4,508
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $-52/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+130.1% since first listed

11 events — show timeline

• 2026-06-18 Listed $200,000 MLSNOW
• 2020-04-17 Sold (Public Records) $103,300 Public Records
• 2020-04-13 Sold (MLS) $103,300 MLSNOW
• 2020-04-01 Pending — MLSNOW
• 2020-02-29 Contingent — MLSNOW
• 2020-02-24 Relisted — MLSNOW
• 2020-02-21 Delisted — MLSNOW
• 2020-02-20 Listed $114,900 MLSNOW
• 1991-06-20 Sold (Public Records) $81,500 Public Records
• 1991-06-20 Sold (MLS) $81,500 MLSNOW
• 1991-04-10 Listed $86,900 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $4,312 · +10.1% YoY. Source: county tax records.