1253 E 135th St · East Cleveland, OH 44112

$110,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 104 Days on market

Built 1915 3,841 sqft lot $87/sqft · 175% above area

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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).

• Cash flow +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Listing remarks MLS

Turnkey investment opportunity in the heart of East Cleveland! This spacious 3-bedroom, 1.5-bath colonial offers strong rental potential and immediate cash-flow possibilities. The home features updated paint and flooring throughout, a large living room with fireplace, and a partially finished basement complete with a bar area—perfect for additional living or entertaining space. The property also includes a third-floor bonus area with a unique hidden/secret room, adding flexible space for storage, office, or creative use. Outside, enjoy a rear deck, patio door security gate, and a detached 2-car garage with a private driveway. With solid mechanicals and attractive features for renters, this property is well-suited for investors looking to expand their portfolio or buyers seeking a move-in ready home with character. Asking $110,000.

Key facts

• 3,841 sq ft lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 17.4% in East Cleveland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools F, 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.
• Market conditions: Rents rising fast (+5.2%/yr); 101 active listings in the ZIP; 18 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 $1,268/mo this rent would consume 53% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.15% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $39,940
• List price: $110,000
• Delta: 175.41%
• 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
1273 E 135th St	0.04mi	4/1.0 (+1)	1,256 (-1%)	3mo	$65,000	$52	89
1227 E 135th St	0.05mi	3/1.0	1,312 (+3%)	15mo	$65,000	$50	80
1358 E 134th St	0.21mi	3/1.0	1,286 (+1%)	17mo	$42,500	$33	74
13500 Claiborne Rd	0.55mi	3/1.0	1,297 (+2%)	5mo	$44,500	$34	67
1524 E 133rd St	0.50mi	3/1.0	1,232 (-3%)	6mo	$30,000	$24	66
1367 Shawview Ave	0.57mi	3/1.0	1,273 (+0%)	8mo	$22,000	$17	66
1282 E 137th St	0.06mi	4/2.0 (+1)	1,440 (+13%)	16mo	$78,500	$55	53
14200 Scioto Ave	0.67mi	3/1.0	1,256 (-1%)	17mo	$48,500	$39	53
14629 Ardenall Ave	0.60mi	3/1.0	1,384 (+9%)	14mo	$59,000	$43	46
14205 Savannah Ave	0.53mi	3/1.5	1,160 (-9%)	17mo	$40,000	$34	44
14312 Scioto Ave	0.70mi	3/1.0	1,090 (-14%)	2mo	$23,500	$22	42
1278 E 152nd St	0.67mi	3/2.0	1,128 (-11%)	14mo	$31,000	$27	34

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,920
• Equity at exit: $16,401

10-year hold

• IRR: 13.9%
• Equity multiple: 2.22×
• Total profit: $37,685
• Equity at exit: $9,511

Cash invested: $30,800 (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: 101
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $282

Break-even live

Break-even rent $911

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $344	-5% $313	+0% $282	+5% $250	+10% $219
Rent	-10% $181	-5% $232	+0% $282	+5% $332	+10% $382
Rate	-1.0pp $337	-0.5pp $310	base $282	+0.5pp $253	+1.0pp $224

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 E 134th St Unit up East Cleveland, OH	2.0	1.0	1150	$850	$0.74	11d	1	0.37mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	24d	1	0.54mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	17d	1	0.54mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	24d	1	0.59mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	17d	1	0.62mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	17d	1	0.63mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	17d	1	0.68mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	44d	1	0.68mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	44d	1	0.70mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	5d	1	0.70mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	44d	1	0.77mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	44d	1	0.78mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	22d	1	0.87mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	2d	39	1.21mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	1.39mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	44d	1	1.46mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	11d	1	1.46mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	17d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 104 DOM
2. 2026-06-18
   days on market $110,000 Active 101 DOM
3. 2026-06-17
   days on market $110,000 Active 100 DOM
4. 2026-06-16
   days on market $110,000 Active 99 DOM
5. 2026-06-15
   days on market $110,000 Active 98 DOM
6. 2026-06-13
   days on market $110,000 Active 96 DOM
7. 2026-06-13
   days on market $110,000 Active 95 DOM
8. 2026-06-09
   days on market $110,000 Active 92 DOM
9. 2026-06-08
   days on market $110,000 Active 91 DOM
10. 2026-06-07
    days on market $110,000 Active 90 DOM
11. 2026-06-05
    days on market $110,000 Active 87 DOM
12. 2026-06-03
    days on market $110,000 Active 86 DOM
13. 2026-06-02
    days on market $110,000 Active 85 DOM
14. 2026-06-01
    days on market $110,000 Active 84 DOM
15. 2026-05-31
    days on market $110,000 Active 83 DOM
16. 2026-03-09
    listed $110,000 Active 848-char remark

    Show marketing remark (848 chars)

    Turnkey investment opportunity in the heart of East Cleveland! This spacious 3-bedroom, 1.5-bath colonial offers strong rental potential and immediate cash-flow possibilities. The home features updated paint and flooring throughout, a large living room with fireplace, and a partially finished basement complete with a bar area—perfect for additional living or entertaining space. The property also includes a third-floor bonus area with a unique hidden/secret room, adding flexible space for storage, office, or creative use. Outside, enjoy a rear deck, patio door security gate, and a detached 2-car garage with a private driveway. With solid mechanicals and attractive features for renters, this property is well-suited for investors looking to expand their portfolio or buyers seeking a move-in ready home with character. Asking $110,000.

17. 2023-06-02
    soldstatus $50,000
18. 1985-01-22
    soldstatus $33,000

ⓘ 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: $1,164 · $97/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$276/yr (+$23/mo · 23.7%)

ⓘ 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: $15,210
• − Mortgage interest: −$6,162
• − Property taxes: −$1,164
• − Insurance: −$550
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,200
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,971/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

+233.3% since first listed

3 events — show timeline

• 2026-03-09 Listed $110,000 MLSNOW
• 2023-06-02 Sold (Public Records) $50,000 Public Records
• 1985-01-22 Sold (Public Records) $33,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,164 · +0.0% YoY. Source: county tax records.