1105 Hereford Rd · Cleveland Heights, OH 44112

$145,000

3 bd · 1.5 ba · 2,035 sqft · SingleFamily public records · 12 Days on market

Built 1941 8,376 sqft lot Est $256k · 43% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• Livability +4.5/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 Br Col/Separate Formal Dr/Lr W/ Wbfp/Breakfast Nook/Large Bedrooms/Rec Rm W/ Wbfp/Fam Rm 1st Floor/ Lovely Yard & Neighborhood/Prime!! 24 Hr. Notice

Key facts

• Close to parks
• Close to schools
• Close to restaurants

Tags

• ATTACHED GARAGE
• CONVENIENT LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Paved parking
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Frame construction; Slate roof
• Exterior features: Patio; Lot approximately 0.19 acres with dimensions 67 x 123

Interior

• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.6% vs local median 4.3% 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); 101 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,573/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 $1k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 34y 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1941 — 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: 1.08% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $256,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3400 Hollister Rd	0.30mi	3/2.5	1,926 (-5%)	0mo	$243,000	$126	73
16252 Oakhill Rd	0.34mi	4/2.0 (+1)	2,000 (-2%)	3mo	$215,000	$108	72
1231 Hereford Rd	0.23mi	3/1.5	1,806 (-11%)	2mo	$285,000	$158	69
15959 Glynn Rd	0.48mi	3/1.5	1,913 (-6%)	5mo	$180,000	$94	64
16237 Forest Hills Blvd	0.35mi	3/1.5	1,765 (-13%)	1mo	$245,900	$139	61
1068 Elbon Rd	0.42mi	4/1.5 (+1)	1,883 (-8%)	3mo	$217,000	$115	61
3387 Hollister Rd	0.28mi	4/2.0 (+1)	1,757 (-14%)	1mo	$325,500	$185	56
3060 Chelsea Dr	0.65mi	4/2.5 (+1)	2,008 (-1%)	6mo	$260,000	$129	54
2123 N Taylor Rd	0.45mi	3/2.0	1,796 (-12%)	5mo	$115,000	$64	53
1550 Rydalmount Rd	0.69mi	4/2.5 (+1)	1,912 (-6%)	1mo	$222,000	$116	48
1143 Brentwood Rd	0.61mi	3/1.5	1,741 (-14%)	0mo	$215,000	$123	47
917 Brunswick Rd	0.62mi	4/3.0 (+1)	1,890 (-7%)	3mo	$260,000	$138	46

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: -6.2%
• Equity multiple: 0.76×
• Total profit: $-9,585
• Equity at exit: $21,620

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $20,249
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$760
• Tax from tax record: −$260 /mo · $3,115/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $162

Break-even live

Break-even rent $1,368

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $245	-5% $203	+0% $162	+5% $121	+10% $80
Rent	-10% $38	-5% $100	+0% $162	+5% $225	+10% $287
Rate	-1.0pp $235	-0.5pp $199	base $162	+0.5pp $125	+1.0pp $87

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	0.37mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	0.44mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	17d	1	0.46mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	17d	1	0.60mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	0.61mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	0.68mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	8d	1	0.74mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	15d	1	0.86mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	5d	1	1.00mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	1.00mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	1.01mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	22d	1	1.06mi
14172 Superior Rd Unit 2 Cleveland Heights, OH	2.0	1.0	1446	$1,195	$0.83	25d	1	1.07mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	25d	1	1.07mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	25d	1	1.07mi
3309 Desota Ave Unit 2/UP Cleveland Heights, OH	2.0	1.0	2768	$1,050	$0.38	25d	1	1.12mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	25d	1	1.18mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	25d	1	1.18mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	25d	1	1.19mi
1545 Glenmont Rd Unit 1 East Cleveland, OH	2.0	1.0	1428	$800	$0.56	25d	1	1.20mi
1796 Cumberland Rd Cleveland Heights, OH	4.0	2.5	2100	$1,800	$0.86	18d	1	1.22mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	25d	1	1.27mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	17d	1	1.35mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	17d	1	1.39mi
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	22d	1	1.40mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	1.43mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	45d	1	1.44mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	11d	1	1.49mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	45d	1	1.49mi

Listing history 9 events

1. 2026-06-21
   days on market $145,000 Active 12 DOM
2. 2026-06-18
   days on market $145,000 Active 9 DOM
3. 2026-06-17
   days on market $145,000 Active 8 DOM
4. 2026-06-16
   days on market $145,000 Active 7 DOM
5. 2026-06-15
   days on market $145,000 Active 6 DOM
6. 2026-06-13
   days on market $145,000 Active 4 DOM
7. 2026-06-13
   days on market $145,000 Active 3 DOM
8. 2026-06-10
   remarks 421-char remark
9. 2026-06-10
   listed $145,000 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: $3,115 · $260/mo
• Projected year-2 tax: $3,115 · $260/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: $18,879
• − Mortgage interest: −$8,122
• − Property taxes: −$3,115
• − Insurance: −$725
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,218
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,027/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

+69.6% since first listed

7 events — show timeline

• 2026-06-09 Listed $145,000 MLSNOW
• 2001-10-18 Sold (Public Records) $150,000 Public Records
• 1992-10-09 Sold (MLS) $92,000 MLSNOW
• 1992-09-29 Sold (Public Records) $92,000 Public Records
• 1992-07-17 Listing Removed — MLSNOW
• 1992-02-17 Listed $92,500 MLSNOW
• 1990-06-27 Sold (Public Records) $85,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,115 · -1.3% YoY. Source: county tax records.