1198 Rozelle Ave · East Cleveland, OH 44112

$75,000

4 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 78 Days on market

Built 1909 5,074 sqft lot $51/sqft · at area comps Est $72k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.7/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Key facts

• 5,074 sq ft lot
• Garage
• Built 1909

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#650 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment F.
• 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.
• Zoned schools: Caledonia Elementary School (246 students, 0% FRL); W.H. Kirk Middle School (math 6% / reading 15%, grade F, #642 of 654 statewide, top 98%, 291 students, 0% FRL); Shaw High School (math 2% / reading 27%, grade F, #706 of 781 statewide, top 92%, 541 students, 0% FRL) — zoned schools average 0% FRL vs 92% district-wide (92 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 100 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,576/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 $519 of loan paydown is wiped out by about $2k 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 + 5.2% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.10% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.10%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $72,069
• List price: $75,000
• Delta: 4.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 Melbourne Rd	0.14mi	5/1.5 (+1)	1,600 (+9%)	2mo	$115,000	$72	72
13411 6th Ave	0.64mi	4/1.0	1,468 (-0%)	10mo	$113,000	$77	60
1101 Carlyon Rd	0.26mi	4/1.5	1,570 (+7%)	21mo	$79,900	$51	59
13600 Graham Rd	0.71mi	5/1.0 (+1)	1,380 (-6%)	10mo	$50,100	$36	41
13500 Claiborne Rd	0.75mi	3/1.0 (-1)	1,297 (-12%)	5mo	$44,500	$34	35
1863 Woodlawn Ave	0.67mi	3/2.5 (-1)	1,688 (+15%)	3mo	$399,900	$237	32
1855 Woodlawn Ave	0.66mi	3/2.5 (-1)	1,688 (+15%)	6mo	$399,900	$237	31
13412 5th Ave	0.57mi	3/1.0 (-1)	1,251 (-15%)	18mo	$86,000	$69	26

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: 40.1%
• Equity multiple: 2.77×
• Total profit: $37,189
• Equity at exit: $11,183

10-year hold

• IRR: 47.5%
• Equity multiple: 6.07×
• Total profit: $106,500
• Equity at exit: $6,485

Cash invested: $21,000 (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 44112

• Rents YoY: 5.2%
• Active inventory: 100
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$393
• Tax from tax record: −$101 /mo · $1,215/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $719

Break-even live

Break-even rent $666

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $762	-5% $741	+0% $719	+5% $698	+10% $677
Rent	-10% $595	-5% $657	+0% $719	+5% $782	+10% $844
Rate	-1.0pp $757	-0.5pp $738	base $719	+0.5pp $700	+1.0pp $680

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	45d	1	0.16mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	12d	1	0.33mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	45d	1	0.33mi
1338 Lakeview Rd Unit Down Cleveland, OH	3.0	1.0	1000	$1,900	$1.90	25d	1	0.49mi
1464 E 123rd St Cleveland, OH	3.0	1.0	1041	$1,800	$1.73	25d	1	0.66mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	18d	1	0.66mi
1339 E 115th St Cleveland, OH	5.0	2.0	1550	$2,000	$1.29	18d	1	0.67mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	45d	1	0.74mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	18d	1	0.78mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	18d	1	0.79mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	25d	1	0.82mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	6d	1	0.83mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	18d	1	0.92mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	18d	1	1.02mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	25d	1	1.04mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	45d	1	1.06mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	23d	1	1.11mi
1695 Glenmont Rd Unit 1695 Glenmont Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	9d	1	1.14mi
1695 Glenmont Rd Unit Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	25d	1	1.14mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	25d	1	1.14mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	25d	1	1.19mi
12314 Mayfield Rd Cleveland, OH	3.0	2.5	2033	$3,859	$1.90	5d	9	1.22mi
11420 Hessler Rd Cleveland, OH	1.0–3.0	1.0	969	$2,265	$2.34	18d	2	1.23mi
11350 Hessler Rd Cleveland, OH	3.0	1.0	1300	$2,265	$1.74	9d	1	1.24mi
2580 Overlook Rd Cleveland, OH	3.0	1.0–2.0	1125	$1,740	$1.55	3d	12	1.33mi
2772 Lancashire Rd Cleveland, OH	3.0	1.0	1295	$1,400	$1.08	9d	2	1.34mi
2772 Lancashire Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1295	$1,400	$1.08	25d	1	1.34mi
2729 Euclid Heights Blvd Apt 4 Cleveland, OH	3.0	1.0	1400	$1,500	$1.07	25d	1	1.36mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	25d	1	1.43mi

Listing history 25 events

1. 2026-06-21
   days on market $75,000 Active 78 DOM
2. 2026-06-18
   days on market $75,000 Active 75 DOM
3. 2026-06-17
   days on market $75,000 Active 74 DOM
4. 2026-06-16
   days on market $75,000 Active 73 DOM
5. 2026-06-15
   days on market $75,000 Active 72 DOM
6. 2026-06-13
   days on market $75,000 Active 70 DOM
7. 2026-06-13
   days on market $75,000 Active 69 DOM
8. 2026-06-09
   days on market $75,000 Active 66 DOM
9. 2026-06-08
   days on market $75,000 Active 65 DOM
10. 2026-06-07
    days on market $75,000 Active 64 DOM
11. 2026-06-05
    days on market $75,000 Active 61 DOM
12. 2026-06-03
    days on market $75,000 Active 60 DOM
13. 2026-06-02
    days on market $75,000 Active 59 DOM
14. 2026-06-01
    days on market $75,000 Active 58 DOM
15. 2026-05-31
    days on market $75,000 Active 57 DOM
16. 2026-04-03
    listed $90,000 Active
17. 2026-02-20
    status Pending
18. 2026-02-14
    historical Contingent
19. 2026-02-12
    historical
20. 2026-02-07
    status Active
21. 2026-01-27
    historical Contingent
22. 2025-12-16
    price $110,000
23. 2025-10-31
    listed $130,000 Active
24. 1978-08-01
    soldstatus $20,000
25. 1978-08-01
    soldstatus $20,000

ⓘ 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: $1,215 · $101/mo
• Projected year-2 tax: $1,215 · $101/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 3/10 Moderate 7 d/yr ≥95°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: $18,913
• − Mortgage interest: −$4,201
• − Property taxes: −$1,215
• − Insurance: −$375
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$2,182
• Taxable income: $7,914
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $6,733/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 — East Cleveland

• Score: 66/100
• State rank: #650
• US rank: #11510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 17,848
• 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

+350.0% since first listed

10 events — show timeline

• 2026-04-03 Listed $90,000 MLSNOW
• 2026-02-20 Pending — MLSNOW
• 2026-02-14 Contingent — MLSNOW
• 2026-02-12 Listing Removed — MLSNOW
• 2026-02-07 Relisted — MLSNOW
• 2026-01-27 Contingent — MLSNOW
• 2025-12-16 Price Changed $110,000 MLSNOW
• 2025-10-31 Listed $130,000 MLSNOW
• 1978-08-01 Sold (Public Records) $20,000 Public Records
• 1978-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,215 · +0.0% YoY. Source: county tax records.