951 Roanoke Rd · Cleveland Heights, OH 44121

$153,500

3 bd · 1.5 ba · 1,554 sqft · SingleFamily public records · 3 Days on market

Built 1928 8,999 sqft lot Est $191k · 20% under

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Why this score? — see what drove the B- 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity. House need a bit of Tlc.

Key facts

• 8,999 sq ft lot
• Garage
• Built 1928

Property features AI

Exterior

• Parking: Driveway; 1-car attached garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area recorded (1,554 sq ft)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot recorded at approximately 0.2066 acres

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Bedrooms located on second and third levels (multiple bedrooms on second level and one on third level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement (other); Total of 7 rooms; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Cap rate 8.5% 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 (+6.8%/yr); 148 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $85k; list at $154k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,500

Questions for the listing agent

1. Built in 1928 — 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: 1.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $191,142
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
952 Oxford Rd	0.11mi	4/2.0 (+1)	1,560 (+0%)	2mo	$180,000	$115	86
979 Oxford Rd	0.10mi	4/2.0 (+1)	1,640 (+6%)	1mo	$178,000	$109	78
3965 Monticello Blvd	0.24mi	4/2.5 (+1)	1,568 (+1%)	2mo	$135,000	$86	77
862 Keystone Dr	0.38mi	4/1.5 (+1)	1,549 (-0%)	1mo	$229,900	$148	76
3837 Woodridge Rd	0.36mi	3/1.5	1,440 (-7%)	0mo	$166,470	$116	70
1168 Brentwood Rd	0.51mi	4/2.5 (+1)	1,559 (+0%)	1mo	$264,400	$170	66
1031 Pennfield Rd	0.28mi	4/1.5 (+1)	1,727 (+11%)	1mo	$212,000	$123	62
4019 Princeton Blvd	0.38mi	3/1.5	1,746 (+12%)	1mo	$215,000	$123	61
1143 Brentwood Rd	0.46mi	3/1.5	1,741 (+12%)	0mo	$215,000	$123	59
4014 Rosemond Rd	0.70mi	4/1.5 (+1)	1,609 (+4%)	0mo	$131,500	$82	56
1073 Woodview Rd	0.66mi	3/1.0	1,408 (-9%)	1mo	$175,000	$124	51
1166 Argonne Rd	0.75mi	4/1.5 (+1)	1,700 (+9%)	1mo	$265,000	$156	44

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $740
• Equity at exit: $22,887

10-year hold

• IRR: 13.9%
• Equity multiple: 2.33×
• Total profit: $57,190
• Equity at exit: $13,272

Cash invested: $42,980 (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: 148
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$805
• Tax from tax record: −$297 /mo · $3,564/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $285

Break-even live

Break-even rent $1,476

Max offer price $153,500

Occupancy floor 80%

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.37mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	0.40mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	0.53mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.54mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	0.56mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.65mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	1d	1	0.67mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.68mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.68mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	0.69mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.70mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	23d	1	0.73mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	1d	1	0.73mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	0.73mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	0.78mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.81mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.82mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.83mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	1d	1	0.85mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	43d	1	0.89mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	0.93mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	0.94mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	0.96mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	1.00mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	1.04mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	43d	1	1.08mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	1.09mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	43d	1	1.10mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	16d	1	1.12mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	1.14mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	1d	1	1.14mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	1.20mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	1.22mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	1.29mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	1.37mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	1.38mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	16d	1	1.41mi
4456 Donna Dr Richmond Heights, OH	3.0	2.5	1940	$2,295	$1.18	1d	1	1.47mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	7d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $153,500 Active 3 DOM
2. 2026-06-17
   days on market $153,500 Active 2 DOM
3. 2026-06-15
   remarks 324-char remark
4. 2026-06-15
   listed $153,500 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: $3,564 · $297/mo
• Projected year-2 tax: $3,564 · $297/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 ≥95°F today · 15 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: $22,035
• − Mortgage interest: −$8,598
• − Property taxes: −$3,564
• − Insurance: −$768
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$4,465
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,149/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): 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

+526.5% since first listed

18 events — show timeline

• 2026-06-14 Listed $153,500 MLSNOW
• 2024-04-05 Sold (MLS) $85,000 MLSNOW
• 2024-03-28 Sold (MLS) $230,000 MLSNOW
• 2024-02-29 Listing Removed — MLSNOW
• 2024-02-27 Contingent — MLSNOW
• 2024-02-08 Price Changed $237,500 MLSNOW
• 2024-02-01 Price Changed $242,000 MLSNOW
• 2024-01-18 Relisted — MLSNOW
• 2024-01-18 Price Changed $245,000 MLSNOW
• 2024-01-15 Contingent — MLSNOW
• 2024-01-05 Price Changed $249,000 MLSNOW
• 2023-12-13 Listed $253,000 MLSNOW
• 2023-12-05 Listing Removed — MLSNOW
• 2023-08-02 Pending — MLSNOW
• 2023-07-20 Listed $89,900 MLSNOW
• 2014-10-27 Sold (MLS) $30,000 MLSNOW
• 2014-10-09 Listing Removed — MLSNOW
• 2014-08-18 Listed $24,500 MLSNOW

Property tax history

+2.5%/yr

Latest (2025): $3,564 · +3.2% YoY. Source: county tax records.