921 Helmsdale Rd · Cleveland Heights, OH 44112

$144,500

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 58 Days on market

Built 1925 4,800 sqft lot $108/sqft · 11% above area Est $130k · 11% 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 +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Livability +4.5/5.0
• Rent growth +3.8/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 921 Helmsdale Rd in the beautiful city of Cleveland Heights. This unique 4 bedroom, 2 full bathroom home is truly one of a kind. As you make your way into the home you're greeted with beautiful hardwood floors and a spacious living room. As you continue through the home you'll make your way into the dining room which allows for a lot of natural light & it's also right next to the kitchen. If you continue down the stairs into the basement you'll be greeted with the first full bathroom. As you make your way up to the second floor, that's where you'll find the first 3 bedrooms along with the second full bathroom. Don't forget to make your way up to the third level where you'll be greeted with the fourth bedroom. This is a rare opportunity to own a great home at price like this one so don't miss your opportunity. Contact the listing agent for a full video-walk through of the property.

Key facts

• 4,800 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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+.
• East Cleveland City School District (suburban): math 4% / reading 17% proficiency, ranked #652 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 99 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $1,591/mo this rent would consume 66% of the median local household income ($29k/yr) (locally 1702% 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 $999 of loan paydown is wiped out by about $4k 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

• It's been on market 58 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,165 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 1.10% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $130,498
• List price: $144,500
• Delta: 10.73%
• 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
945 Dresden Rd	0.16mi	3/1.0	1,344 (0%)	3mo	$85,000	$63	90
965 Whitby Rd	0.18mi	3/1.0	1,355 (+1%)	2mo	$120,000	$89	89
1004 Woodview Rd	0.30mi	3/1.0	1,309 (-3%)	1mo	$91,000	$70	81
1073 Woodview Rd	0.40mi	3/1.0	1,408 (+5%)	1mo	$175,000	$124	72
3570 Randolph Rd	0.47mi	3/1.0	1,286 (-4%)	1mo	$147,500	$115	70
953 Whitby Rd	0.17mi	2/1.5 (-1)	1,188 (-12%)	3mo	$145,000	$122	64
952 Elbon Rd	0.34mi	3/2.0	1,222 (-9%)	2mo	$162,000	$133	63
3639 Randolph Rd	0.56mi	3/1.0	1,248 (-7%)	2mo	$130,000	$104	60
1056 Quilliams Rd	0.74mi	3/1.5	1,396 (+4%)	2mo	$210,000	$150	55
1027 Pennfield Rd	0.69mi	3/1.5	1,417 (+5%)	3mo	$164,000	$116	54
994 Yellowstone Ave	0.53mi	3/2.0	1,190 (-12%)	2mo	$140,000	$118	50
3513 Boynton Rd	0.62mi	3/3.0	1,178 (-12%)	2mo	$268,900	$228	41

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,509
• Equity at exit: $21,545

10-year hold

• IRR: 7.9%
• Equity multiple: 1.66×
• Total profit: $26,855
• Equity at exit: $12,494

Cash invested: $40,460 (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 44112

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$758
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $209

Break-even live

Break-even rent $1,327

Max offer price $144,500

Occupancy floor 82%

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.06mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	16d	1	0.08mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.14mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	24d	1	0.16mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	0.18mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	2d	1	0.22mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.22mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.22mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.25mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	0.35mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	11d	1	0.39mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.42mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.42mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	2d	1	0.43mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	2d	39	0.51mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.53mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	0.66mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	44d	1	0.85mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	44d	1	0.85mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	44d	1	1.03mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	2d	1	1.04mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	15d	1	1.06mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	24d	1	1.07mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	1.14mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	2d	26	1.14mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	1.15mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	1.17mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	24d	1	1.23mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	1.23mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	1.24mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	44d	1	1.28mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	1.29mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	2d	18	1.31mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	2d	1	1.32mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	24d	1	1.33mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	24d	1	1.35mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	1.35mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	24d	1	1.49mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	44d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $144,500 Active 58 DOM
2. 2026-06-17
   days on market $144,500 Active 57 DOM
3. 2026-06-16
   days on market $144,500 Active 56 DOM
4. 2026-06-15
   days on market $144,500 Active 55 DOM
5. 2026-06-13
   days on market $144,500 Active 53 DOM
6. 2026-06-13
   pricedays on market $144,500 Active 52 DOM
7. 2026-06-09
   days on market $149,000 Active 49 DOM
8. 2026-06-08
   days on market $149,000 Active 48 DOM
9. 2026-06-07
   days on market $149,000 Active 47 DOM
10. 2026-06-05
    days on market $149,000 Active 44 DOM
11. 2026-06-03
    days on market $149,000 Active 43 DOM
12. 2026-06-02
    days on market $149,000 Active 42 DOM
13. 2026-06-01
    days on market $149,000 Active 41 DOM
14. 2026-05-31
    days on market $149,000 Active 40 DOM
15. 2026-04-21
    listed $149,000 Active 910-char remark

    Show marketing remark (910 chars)

    Welcome to 921 Helmsdale Rd in the beautiful city of Cleveland Heights. This unique 4 bedroom, 2 full bathroom home is truly one of a kind. As you make your way into the home you're greeted with beautiful hardwood floors and a spacious living room. As you continue through the home you'll make your way into the dining room which allows for a lot of natural light & it's also right next to the kitchen. If you continue down the stairs into the basement you'll be greeted with the first full bathroom. As you make your way up to the second floor, that's where you'll find the first 3 bedrooms along with the second full bathroom. Don't forget to make your way up to the third level where you'll be greeted with the fourth bedroom. This is a rare opportunity to own a great home at price like this one so don't miss your opportunity. Contact the listing agent for a full video-walk through of the property.

16. 2021-06-01
    soldstatus $128,500
17. 2021-05-21
    soldstatus $128,500
18. 2021-03-28
    listed $128,500
19. 2021-03-26
    historical
20. 2021-03-05
    listed $135,000 Active
21. 2021-03-03
    historical
22. 2020-12-23
    soldstatus $56,500 Closed
23. 2020-12-07
    status Pending
24. 2020-10-12
    price $57,500
25. 2020-09-23
    price $59,900
26. 2020-08-25
    price $62,500
27. 2020-07-24
    listed $67,500 Active
28. 1986-02-04
    soldstatus $44,000

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $19,095
• − Mortgage interest: −$8,094
• − Property taxes: −$2,760
• − Insurance: −$722
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,204
• Taxable income: $260
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,447/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: East Cleveland City School District
• NCES district ID: 3904390
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 17% ▼ -13.00%
• Median HH income: $22,726
• Composite: 7.38/100
• National rank: #9954
• State rank: #652 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): 17,848
• Household income: $28,799
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1702.0

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -115.61%
• Current HPI: 67.2162
• Rent YoY: ▲ 5.16%
• 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

+238.6% since first listed

14 events — show timeline

• 2026-04-21 Listed $149,000 MLSNOW
• 2021-06-01 Sold (Public Records) $128,500 Public Records
• 2021-05-21 Sold (MLS) $128,500 MLSNOW
• 2021-03-28 Listed $128,500 MLSNOW
• 2021-03-26 Listing Removed — MLSNOW
• 2021-03-05 Listed $135,000 MLSNOW
• 2021-03-03 Coming Soon — MLSNOW
• 2020-12-23 Sold (MLS) $56,500 MLSNOW
• 2020-12-07 Pending — MLSNOW
• 2020-10-12 Price Changed $57,500 MLSNOW
• 2020-09-23 Price Changed $59,900 MLSNOW
• 2020-08-25 Price Changed $62,500 MLSNOW
• 2020-07-24 Listed $67,500 MLSNOW
• 1986-02-04 Sold (Public Records) $44,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,760 · +0.0% YoY. Source: county tax records.