3561 Daleford Rd · Shaker Heights, OH 44122

$189,000

6 bd · 2.0 ba · 2,636 sqft · MultiFamily public records · 11 Days on market

Built 1954 5,662 sqft lot Est $303k · 38% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice brick 2 family with living room, dining, room and 3 bedrooms in each unit. Beautiful hardwood floors throughout. All appliances including washers, dryers, stove and refrigerators for both units transfer with the home, Light filled enclosed sunrooms on both units. Downstairs has a recreation room separate from the unfinished laundry and storage areas. Downstairs is occupied and the tenant pays $1195.00. Lease is from May 1, 2021 until April 30, 2022. Two Car Garage with remote control door openers. Fenced in yard for privacy. Close to highways, shopping and medical institutions.

Key facts

• Strong rental demand
• Side by side duplex
• Immediate income

Tags

• SIDE BY SIDE DUPLEX
• IMMEDIATE INCOME
• STRONG RENTAL DEMAND
• VALUE ADD OPPORTUNITY

Property features AI

Finance

• Financial info: Annual tax amount listed (see listing for details)

Exterior

• Parking: Detached paved garage; 2 garage spaces
• Utilities: Public water; Sewer not available
• Home design: Two-story building; Above-grade finished area about 2,636
• Construction: Built (year per assessor); Asphalt/fiberglass roof
• Exterior features: Brick exterior; Lot approximately 0.13 acres

Interior

• Bedrooms: Two three-bedroom units (one upstairs, one on the first floor); First-floor unit is currently leased
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced-air gas heating
• Interior features: Unfinished basement; Total of 12 rooms; One building (multi-unit property)

🏷️ Possibly a rental listed for sale. The $189,000 price doesn't fit this home's estimated sale value (~$303,140) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $189k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $651/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $189k).
• Cap rate 14.6% vs local median 2.5% in Shaker 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 (#15 in OH, #134 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Shaker Heights City (suburban): math 50% / reading 63% proficiency, ranked #309 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.1%/yr); 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 45% of the median local income ($101k/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 $1k of loan paydown is wiped out by about $6k 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 + 1.1% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 3.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.00% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.51%
• DSCR: 2.31
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $303,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3560 Avalon Rd	0.09mi	5/3.0 (-1)	2,618 (-1%)	6mo	$194,587	$74	81
3528 Daleford Rd	0.07mi	6/2.0	2,768 (+5%)	10mo	$233,000	$84	80
17424 Winslow Rd	0.17mi	6/3.0	2,498 (-5%)	2mo	$365,000	$146	78
3604 Normandy Rd	0.09mi	6/3.0	2,776 (+5%)	10mo	$253,000	$91	75
18520 Winslow Rd	0.48mi	6/2.0	2,542 (-4%)	2mo	$331,600	$130	70
18424 Newell Rd	0.41mi	6/3.0	2,688 (+2%)	9mo	$310,000	$115	66
3553 Ingleside Rd	0.12mi	6/4.0	2,923 (+11%)	7mo	$375,000	$128	63
18427 Winslow Rd	0.44mi	6/3.0	2,424 (-8%)	1mo	$334,000	$138	61
3631 Rolliston Rd	0.27mi	6/3.0	2,268 (-14%)	2mo	$216,000	$95	58
3624 Rolliston Rd	0.30mi	6/3.0	2,281 (-14%)	3mo	$150,000	$66	57
3653 Winchell Rd	0.54mi	7/3.5 (+1)	2,695 (+2%)	4mo	$292,000	$108	56
3698 Normandy Rd	0.26mi	6/3.0	2,319 (-12%)	10mo	$360,000	$155	55

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.86×
• Total profit: $45,638
• Equity at exit: $28,181

10-year hold

• IRR: 28.4%
• Equity multiple: 3.27×
• Total profit: $120,335
• Equity at exit: $16,341

Cash invested: $52,920 (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 44122

• Rents YoY: 1.1%
• Active inventory: 177
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,778 high
• Mortgage (P&I): −$991
• Tax from tax record: −$613 /mo · $7,361/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $1,301

Break-even live

Break-even rent $2,131

Max offer price $189,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,408	-5% $1,355	+0% $1,301	+5% $1,248	+10% $1,194
Rent	-10% $1,003	-5% $1,152	+0% $1,301	+5% $1,451	+10% $1,600
Rate	-1.0pp $1,396	-0.5pp $1,349	base $1,301	+0.5pp $1,252	+1.0pp $1,203

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,778
Total (2 units)			$3,778

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3653 Winchell Rd Unit 2 Shaker Heights, OH	5.0	3.0	1775	$2,350	$1.32	44d	1	0.56mi
2975 Claremont Rd Shaker Heights, OH	5.0	3.0	3241	$3,200	$0.99	11d	1	0.99mi

Listing history 8 events

1. 2026-06-10
   status $189,000 Pending 11 DOM
2. 2026-06-09
   days on market $189,000 Active 11 DOM
3. 2026-06-08
   days on market $189,000 Active 10 DOM
4. 2026-06-07
   days on market $189,000 Active 9 DOM
5. 2026-06-03
   days on market $189,000 Active 5 DOM
6. 2026-06-02
   days on market $189,000 Active 4 DOM
7. 2026-06-01
   days on market $189,000 Active 3 DOM
8. 2026-05-31
   days on market $189,000 Active 2 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: $7,361 · $613/mo
• Projected year-2 tax: $7,361 · $613/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: $45,336
• − Mortgage interest: −$10,587
• − Property taxes: −$7,361
• − Insurance: −$945
• − Repairs & maintenance: −$3,627
• − Management: −$3,627
• − Depreciation: −$5,498
• Taxable income: $13,691
• Est. tax owed @ 24.0%: −$3,286
• After-tax cash flow: $12,330/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: Shaker Heights City
• NCES district ID: 3904475
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $69,421
• Composite: 49.98/100
• National rank: #1928
• State rank: #309 of 656 in OH

Livability — Shaker Heights

• Score: 89/100
• State rank: #15
• US rank: #134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shaker Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 69,880
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

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 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 2%

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: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• 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

+126.3% since first listed

12 events — show timeline

• 2026-05-30 Listed $189,000 MLSNOW
• 2024-09-14 Rental Removed $1,250 RENTALBEAST
• 2024-09-05 Listed for Rent $1,250 RENTALBEAST
• 2021-10-26 Sold (MLS) $189,000 MLSNOW
• 2021-09-11 Pending — MLSNOW
• 2021-09-01 Listed $189,000 MLSNOW
• 1999-12-13 Sold (Public Records) $142,500 Public Records
• 1998-12-18 Sold (Public Records) $120,000 Public Records
• 1998-12-18 Sold (Public Records) $120,000 Public Records
• 1998-12-18 Sold (MLS) $120,000 MLSNOW
• 1998-11-06 Listed $139,500 MLSNOW
• 1980-03-07 Sold (Public Records) $83,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $7,361 · +13.2% YoY. Source: county tax records.