25250 Treadwell Ave · Euclid, OH 44117

$59,900

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 25 Days on market

Built 1943 4,621 sqft lot $70/sqft · 13% below area Est $69k · 13% 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 +30.0/30.0
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutly Mint! * Newer Kitchen * Beautifully Kept!shows Well!newer Carpeting!finished Rec Rm!clean And Neat!sharp Deck * * * Deep Lot!!

Key facts

• 4,621 sq ft lot
• Garage
• Built 1943

Property features AI

Exterior

• Parking: Detached garage with driveway (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Attached property
• Construction: Aluminum siding; Asphalt/fiberglass roof; Built from public records
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Two first-floor bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 6.8% in Euclid — 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 77/100 on livability (#204 in OH, #3,149 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, commute F, employment D-.
• Euclid City (suburban): math 14% / reading 28% proficiency, ranked #625 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 35% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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: property tax is 2.7% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.12% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.03%
• DSCR: 2.69
• GRM: 3.9

CMA / ARV

• ARV (median comp): $68,556
• List price: $59,900
• Delta: -12.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1527 Babbitt Rd	0.18mi	2/1.0	858 (0%)	1mo	$73,000	$85	91
25170 Treadwell Ave	0.04mi	2/1.0	832 (-3%)	13mo	$72,000	$87	82
24891 Fisher Ave	0.16mi	2/1.0	858 (0%)	15mo	$77,000	$90	80
1551 Babbitt Rd	0.17mi	2/1.0	884 (+3%)	9mo	$100,000	$113	79
1462 E 250th St	0.11mi	2/1.0	853 (-1%)	18mo	$65,000	$76	79
1501 E 248th St	0.12mi	2/1.0	948 (+10%)	7mo	$87,000	$92	71
1461 E 252nd St	0.10mi	2/1.0	832 (-3%)	24mo	$62,000	$75	71
1538 E 256th St	0.26mi	2/1.0	832 (-3%)	22mo	$58,000	$70	65
1477 E 256th St	0.38mi	2/1.0	858 (0%)	21mo	$48,500	$57	65
25550 Tungsten Rd	0.39mi	2/1.0	958 (+12%)	6mo	$76,500	$80	57
1497 E 256th St	0.36mi	2/1.5	970 (+13%)	18mo	$76,400	$79	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.44×
• Total profit: $24,203
• Equity at exit: $8,931

10-year hold

• IRR: 41.0%
• Equity multiple: 4.87×
• Total profit: $64,894
• Equity at exit: $5,179

Cash invested: $16,772 (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 44117

• Home prices YoY: -9.8%
• Active inventory: 33
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$314
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $532

Break-even live

Break-even rent $598

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	23d	1	0.22mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	1d	1	0.22mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	23d	1	0.32mi
24630 Euclid Ave Euclid, OH	2.0	1.0	750	$1,100	$1.47	10d	1	0.35mi
26251 Brush Ave Euclid, OH	2.0–3.0	1.0	769	$1,200	$1.56	1d	2	0.58mi
24130 Euclid Ave Euclid, OH	2.0	1.0	725	$1,200	$1.66	16d	2	0.62mi
26640 Tungsten Rd Euclid, OH	2.0	1.0	779	$1,100	$1.41	43d	1	0.73mi
26660 Tungsten Rd Apt 102 Euclid, OH	1.0	1.0	750	$1,095	$1.46	4d	1	0.74mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	4d	1	0.74mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	43d	1	0.77mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	16d	1	0.90mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	1d	1	0.97mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	23d	1	0.98mi
27800 Euclid Ave Unit Euclid 35 -Hillandale Apts-306 Euclid, OH	2.0	1.0	750	$950	$1.27	7d	1	1.12mi
27800 Euclid Ave Unit Euclid 35 Parkhill Apts-5 Euclid, OH	3.0	1.5	755	$1,200	$1.59	43d	1	1.12mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	4d	1	1.14mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	43d	1	1.16mi
22550 Euclid Ave Unit 212 Euclid, OH	1.0	1.0	548	$1,000	$1.82	43d	1	1.18mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	43d	1	1.18mi
27000 Bishop Park Dr Willoughby Hills, OH	1.0–2.0	1.0–1.5	805	$1,255	$1.56	23d	1	1.21mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	43d	1	1.26mi
22250 Euclid Ave Euclid, OH	1.0	1.0	695	$995	$1.43	23d	2	1.30mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	20d	1	1.34mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	12d	1	1.36mi
22140 Euclid Ave Euclid, OH	1.0	1.0	675	$929	$1.38	43d	3	1.36mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	23d	1	1.45mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	43d	1	1.48mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	21d	1	1.49mi
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	43d	1	1.49mi

Listing history 9 events

1. 2026-06-03
   status $59,900 Pending 25 DOM
2. 2026-06-02
   days on market $59,900 Active 25 DOM
3. 2026-06-01
   days on market $59,900 Active 24 DOM
4. 2026-05-31
   days on market $59,900 Active 23 DOM
5. 2026-05-08
   listed $59,900 Active 797-char remark
6. 2000-05-10
   soldstatus $56,500 138-char remark

   Show marketing remark (138 chars)

   Absolutly Mint! * Newer Kitchen * Beautifully Kept!shows Well!newer Carpeting!finished Rec Rm!clean And Neat!sharp Deck * * * Deep Lot!!

7. 2000-05-09
   soldstatus $56,500
8. 2000-03-12
   listed $56,900 138-char remark

   Show marketing remark (138 chars)

   Absolutly Mint! * Newer Kitchen * Beautifully Kept!shows Well!newer Carpeting!finished Rec Rm!clean And Neat!sharp Deck * * * Deep Lot!!

9. 1976-02-01
   soldstatus $22,900

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,255
• − Mortgage interest: −$3,355
• − Property taxes: −$1,604
• − Insurance: −$300
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$1,743
• Taxable income: $5,813
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $4,983/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: Euclid City
• NCES district ID: 3904395
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $36,385
• Composite: 17.39/100
• National rank: #9067
• State rank: #625 of 656 in OH

Livability — Euclid

• Score: 77/100
• State rank: #204
• US rank: #3149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 41,855
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 9,172
• Household income: $43,013
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 970.0

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 (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 1% Serbian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -23.42%
• Current HPI: 214.6784
• Rent YoY: —
• 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

+161.6% since first listed

6 events — show timeline

• 2026-06-02 Pending — MLSNOW
• 2026-05-08 Listed $59,900 MLSNOW
• 2000-05-10 Sold (MLS) $56,500 MLSNOW
• 2000-05-09 Sold (Public Records) $56,500 Public Records
• 2000-03-12 Listed $56,900 MLSNOW
• 1976-02-01 Sold (Public Records) $22,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,604 · -3.2% YoY. Source: county tax records.