13765 Cedar Rd Unit 306A · South Euclid, OH 44118

$75,000

1 bd · 1.0 ba · 776 sqft · Condo public records · 29 Days on market

Built 1950 $340/mo HOA · 27% of rent

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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 +17.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Livability +4.4/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo in Mayflower. Cheaper than renting with low maintenance and convenient location, close to shopping centers, restaurants, University Circle, and downtown. Plus an assigned garage.

Key facts

• Ample storage space
• Newer flooring
• Laundry room

Tags

• NEWER FLOORING
• REPLACEMENT WINDOWS
• GALLEY STYLE KITCHEN
• AMPLE STORAGE SPACE
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $56 ($674/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.9% in South Euclid — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing 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 (+5.7%/yr); 253 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $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 + 5.7% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $62k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 27% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-4,825
• Equity at exit: $11,183

10-year hold

• IRR: 8.6%
• Equity multiple: 1.79×
• Total profit: $16,590
• 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 44118

• Rents YoY: 5.7%
• Active inventory: 253
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$393
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$31
• HOA: −$340
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $56

Break-even live

Break-even rent $1,175

Max offer price $75,000

Occupancy floor 90%

Sensitivity live

Price	-10% $99	-5% $77	+0% $56	+5% $35	+10% $14
Rent	-10% $-42	-5% $7	+0% $56	+5% $105	+10% $155
Rate	-1.0pp $94	-0.5pp $75	base $56	+0.5pp $37	+1.0pp $17

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13781 Cedar Rd #304 South Euclid, OH	1.0	1.0	853	$1,125	$1.32	3d	1	0.06mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	18d	1	0.08mi
13797 Cedar Rd Unit 106 1st Flr South Euclid, OH	1.0	1.0	833	$1,005	$1.21	18d	1	0.09mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	24d	1	0.21mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	5d	1	0.21mi
13641 Cedar Rd University Heights, OH	2.0	1.0	1036	$1,350	$1.30	24d	1	0.21mi
3435 Superior Park Dr Cleveland Heights, OH	1.0	1.0	631	$915	$1.45	11d	6	0.70mi
3241 Kildare Rd Unit 3241 Kildare Lower Cleveland Heights, OH	2.0	1.0	900	$1,095	$1.22	8d	1	0.93mi
3235 Meadowbrook Blvd Cleveland Heights, OH	1.0	1.0	760	$1,000	$1.32	17d	1	1.01mi
2223 Lee Rd Cleveland, OH	2.0	1.0–2.0	1015	$2,195	$2.16	2d	60	1.05mi
2027 Lee Rd Cleveland, OH	1.0	1.0	700	$1,375	$1.96	4d	1	1.06mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,225	$1.61	3d	18	1.12mi
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$1,300	$1.52	2d	19	1.14mi
500 Severance Place Ln Cleveland Heights, OH	1.0	1.0	1150	$1,575	$1.37	24d	2	1.27mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,260	$1.51	2d	26	1.28mi
20301 Shelburne Rd Unit 9B Shaker Heights, OH	2.0	1.5	900	$1,850	$2.06	2d	1	1.29mi
20301 Shelburne Rd Unit 8B Shaker Heights, OH	2.0	2.0	945	$1,850	$1.96	2d	1	1.29mi
20301 Shelburne Rd #8 Shaker Heights, OH	2.0	2.0	950	$1,850	$1.95	11d	1	1.29mi
20301 Shelburne Rd #9 Shaker Heights, OH	2.0	1.5	900	$1,850	$2.06	11d	1	1.29mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,050	$1.31	24d	1	1.33mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-13
   statusdays on market $75,000 Pending 29 DOM
2. 2026-06-09
   days on market $75,000 Contingent 26 DOM
3. 2026-06-08
   days on market $75,000 Contingent 25 DOM
4. 2026-06-07
   days on market $75,000 Contingent 24 DOM
5. 2026-06-05
   days on market $75,000 Contingent 21 DOM
6. 2026-06-03
   days on market $75,000 Contingent 20 DOM
7. 2026-06-02
   days on market $75,000 Contingent 19 DOM
8. 2026-06-01
   days on market $75,000 Contingent 18 DOM
9. 2026-05-31
   status $75,000 Contingent 17 DOM
10. 2026-05-31
    days on market $75,000 Active 17 DOM
11. 2026-05-14
    listed $75,000 Active
12. 2022-06-06
    soldstatus $62,000
13. 2022-06-02
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Condo in Mayflower. Cheaper than renting with low maintenance and convenient location, close to shopping centers, restaurants, University Circle, and downtown. Plus an assigned garage.

14. 2022-06-02
    soldstatus $62,000 Closed 184-char remark

    Show marketing remark (184 chars)

    Condo in Mayflower. Cheaper than renting with low maintenance and convenient location, close to shopping centers, restaurants, University Circle, and downtown. Plus an assigned garage.

15. 2022-05-10
    historical Contingent 184-char remark

    Show marketing remark (184 chars)

    Condo in Mayflower. Cheaper than renting with low maintenance and convenient location, close to shopping centers, restaurants, University Circle, and downtown. Plus an assigned garage.

16. 2022-05-03
    listed $59,900 Active 184-char remark

    Show marketing remark (184 chars)

    Condo in Mayflower. Cheaper than renting with low maintenance and convenient location, close to shopping centers, restaurants, University Circle, and downtown. Plus an assigned garage.

17. 1985-10-15
    soldstatus $26,500

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $1,966 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,956
• − Mortgage interest: −$4,201
• − Property taxes: −$1,966
• − Insurance: −$375
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − HOA: −$4,080
• − Depreciation: −$2,182
• Taxable loss: −$241
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $732/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 — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 40,715
• Household income: $77,555
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1847.0

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: White 57% Black 33% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.62%
• Current HPI: 204.5504
• Rent YoY: ▲ 5.70%
• 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

+183.0% since first listed

7 events — show timeline

• 2026-05-14 Listed $75,000 MLSNOW
• 2022-06-06 Sold (Public Records) $62,000 Public Records
• 2022-06-02 Pending — MLSNOW
• 2022-06-02 Sold (MLS) $62,000 MLSNOW
• 2022-05-10 Contingent — MLSNOW
• 2022-05-03 Listed $59,900 MLSNOW
• 1985-10-15 Sold (Public Records) $26,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,966 · -1.8% YoY. Source: county tax records.