15703 Hazel Rd · East Cleveland, OH 44112

$145,000

4 bd · 2.5 ba · 1,740 sqft · SingleFamily public records · 31 Days on market

Built 1920 4,726 sqft lot Est $204k · 29% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• 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

TURNKEY! Look at this fantastic 4 possibly 5 bedroom Colonial-Fully renovated- with 2.5 Baths!!! Tenant occupied at $1490/mo sec 8 with tenant paying gas/electric! ($1288 Sec8 HAP + $202 Cash from tenant) The first level offers a stunning layout, refinished hardwood floors, spacious living room with fireplace, plenty of natural light, gorgeous dining room, large open foyer, newly added half bath and oversized kitchen with dinette area!!! The second floor offers 4 nice sized bedrooms with ample closet space, refinished hardwood floors, plenty of closet space and a newly remodeled full bathroom! The basement offers tons of space with a finished room for a possible 5th bedroom or recreational

Key facts

• Fully renovated
• Oversized kitchen
• Gorgeous dining room

Tags

• FULLY RENOVATED
• REFINISHED HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• GORGEOUS DINING ROOM
• NEWLY ADDED HALF BATH
• OVERSIZED KITCHEN

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: 2-story house; Block foundation
• Construction: Asphalt/fiberglass roof
• Exterior features: Enclosed porch; Patio; Porch; Partial cross fencing

Interior

• Kitchen: Eat-in kitchen; Kitchen with hardwood flooring
• Bedrooms: Bedroom on second level (hardwood flooring, ~20 x 10); Additional bedrooms on second level (hardwood flooring)
• Flooring: Hardwood flooring in main living areas and upstairs bedrooms; Concrete flooring in part of the basement
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full, partially finished basement; 1 fireplace (gas) in the family room
• Laundry & utility: Washer hookup; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$203,580) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,632/mo this rent would consume 68% 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $145k implies a 1218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $203,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2123 N Taylor Rd	0.32mi	3/2.0 (-1)	1,796 (+3%)	5mo	$115,000	$64	69
2188 N Taylor Rd	0.39mi	4/1.5	1,669 (-4%)	6mo	$195,000	$117	66
917 Brunswick Rd	0.34mi	4/3.0	1,890 (+9%)	3mo	$260,000	$138	65
2145 N Taylor Rd	0.33mi	3/2.5 (-1)	1,579 (-9%)	1mo	$272,900	$173	63
15959 Glynn Rd	0.18mi	3/1.5 (-1)	1,913 (+10%)	5mo	$180,000	$94	62
16237 Forest Hills Blvd	0.58mi	3/1.5 (-1)	1,765 (+1%)	1mo	$245,900	$139	61
15991 Henley Rd	0.35mi	3/2.5 (-1)	1,560 (-10%)	2mo	$250,000	$160	60
1012 Helmsdale Rd	0.46mi	4/2.5	1,554 (-11%)	4mo	$172,000	$111	58
16252 Oakhill Rd	0.29mi	4/2.0	2,000 (+15%)	3mo	$215,000	$108	57
1863 Page Ave	0.31mi	3/1.0 (-1)	1,930 (+11%)	5mo	$40,000	$21	53
1099 Mount Vernon Blvd	0.52mi	3/1.5 (-1)	1,593 (-8%)	2mo	$250,000	$157	51
1061 Greyton Rd	0.57mi	4/2.0	1,497 (-14%)	4mo	$167,000	$112	45

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,557
• Equity at exit: $21,620

10-year hold

• IRR: 10.9%
• Equity multiple: 1.93×
• Total profit: $37,834
• 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: 99
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$760
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $287

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 77%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	0.02mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.34mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	0.54mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	0.55mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.60mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.62mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	0.64mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.68mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	0.68mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	0.69mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.71mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.73mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.73mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.74mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	0.76mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	43d	1	0.78mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	0.80mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	0.80mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	0.81mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.81mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	23d	1	0.86mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.88mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	0.88mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	23d	1	0.88mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	1.04mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	43d	1	1.08mi
3201 Whitethorn Rd Unit 3203 Cleveland Heights, OH	5.0	1.5	1485	$1,725	$1.16	23d	1	1.12mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	23d	1	1.13mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	1.14mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	1.14mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	23d	1	1.22mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	23d	1	1.24mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	1.25mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	16d	1	1.30mi
1131 Cleveland Heights Blvd Cleveland, OH	5.0	2.0	1500	$2,550	$1.70	1d	1	1.35mi
1695 Glenmont Rd Unit 1695 Glenmont Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	7d	1	1.37mi
1695 Glenmont Rd Unit Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	23d	1	1.37mi
3777 Montevista Rd Cleveland, OH	5.0	2.0	2050	$2,900	$1.41	1d	1	1.40mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	1.42mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	23d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $145,000 Active 31 DOM
2. 2026-06-17
   days on market $145,000 Active 30 DOM
3. 2026-06-16
   days on market $145,000 Active 29 DOM
4. 2026-06-15
   days on market $145,000 Active 28 DOM
5. 2026-06-13
   days on market $145,000 Active 26 DOM
6. 2026-06-13
   pricedays on market $145,000 Active 25 DOM
7. 2026-06-09
   days on market $150,000 Active 22 DOM
8. 2026-06-08
   days on market $150,000 Active 21 DOM
9. 2026-06-07
   days on market $150,000 Active 20 DOM
10. 2026-06-05
    days on market $150,000 Active 17 DOM
11. 2026-06-03
    days on market $150,000 Active 16 DOM
12. 2026-06-02
    pricedays on market $150,000 Active 15 DOM
13. 2026-06-01
    days on market $155,000 Active 14 DOM
14. 2026-05-31
    days on market $155,000 Active 13 DOM
15. 2026-05-17
    listed $155,000 Active
16. 2026-02-28
    historical
17. 2026-01-18
    price $140,000
18. 2025-11-20
    status Active
19. 2025-11-05
    historical Contingent
20. 2025-10-15
    price $145,000
21. 2025-09-08
    price $150,000
22. 2025-09-03
    listed $159,000 Active
23. 2025-07-22
    historical
24. 2025-07-17
    price $152,000
25. 2025-07-05
    status Active
26. 2025-06-26
    historical Contingent
27. 2025-06-15
    price $154,000
28. 2025-06-05
    status Active
29. 2025-03-12
    status Pending
30. 2025-03-05
    historical Contingent
31. 2025-03-04
    status Pending
32. 2025-02-13
    listed $159,000 Active
33. 2018-10-15
    historical
34. 2018-06-08
    listed $59,000 Active
35. 2018-03-07
    historical
36. 2018-01-09
    listed $42,000 Active
37. 2011-12-31
    historical
38. 2010-09-23
    listed $40,000
39. 2010-07-01
    historical
40. 2010-04-01
    listed $40,000
41. 2008-05-02
    soldstatus $11,000
42. 2008-03-13
    historical
43. 2008-02-12
    listed $18,500
44. 2008-01-14
    listed $29,900
45. 2008-01-10
    historical
46. 2007-09-11
    listed $34,500
47. 2004-05-10
    soldstatus $95,000
48. 2004-05-08
    soldstatus $95,000
49. 2004-03-18
    listed $95,000
50. 2003-02-13
    historical

ⓘ 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: $2,172 · $181/mo
• Projected year-2 tax: $2,217 · $185/mo
• Expected delta: +$45/yr (+$4/mo · 2.1%)

ⓘ 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 2/10 Low 6 d/yr ≥95°F today · 14 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: $19,580
• − Mortgage interest: −$8,122
• − Property taxes: −$2,172
• − Insurance: −$725
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,218
• Taxable income: $1,210
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,156/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

+158.3% since first listed

38 events — show timeline

• 2026-05-17 Listed $155,000 MLSNOW
• 2026-02-28 Listing Removed — MLSNOW
• 2026-01-18 Price Changed $140,000 MLSNOW
• 2025-11-20 Relisted — MLSNOW
• 2025-11-05 Contingent — MLSNOW
• 2025-10-15 Price Changed $145,000 MLSNOW
• 2025-09-08 Price Changed $150,000 MLSNOW
• 2025-09-03 Listed $159,000 MLSNOW
• 2025-07-22 Listing Removed — MLSNOW
• 2025-07-17 Price Changed $152,000 MLSNOW
• 2025-07-05 Relisted — MLSNOW
• 2025-06-26 Contingent — MLSNOW
• 2025-06-15 Price Changed $154,000 MLSNOW
• 2025-06-05 Relisted — MLSNOW
• 2025-03-12 Pending — MLSNOW
• 2025-03-05 Contingent — MLSNOW
• 2025-03-04 Pending — MLSNOW
• 2025-02-13 Listed $159,000 MLSNOW
• 2018-10-15 Listing Removed — MLSNOW
• 2018-06-08 Listed $59,000 MLSNOW
• 2018-03-07 Listing Removed — MLSNOW
• 2018-01-09 Listed $42,000 MLSNOW
• 2011-12-31 Listing Removed — MLSNOW
• 2010-09-23 Listed $40,000 MLSNOW
• 2010-07-01 Listing Removed — MLSNOW
• 2010-04-01 Listed $40,000 MLSNOW
• 2008-05-02 Sold (MLS) $11,000 MLSNOW
• 2008-03-13 Listing Removed — MLSNOW
• 2008-02-12 Listed $18,500 MLSNOW
• 2008-01-14 Listed $29,900 MLSNOW
• 2008-01-10 Listing Removed — MLSNOW
• 2007-09-11 Listed $34,500 MLSNOW
• 2004-05-10 Sold (Public Records) $95,000 Public Records
• 2004-05-08 Sold (MLS) $95,000 MLSNOW
• 2004-03-18 Listed $95,000 MLSNOW
• 2003-02-13 Listing Removed — MLSNOW
• 2002-08-13 Listed $99,900 MLSNOW
• 1986-07-22 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,172 · +0.0% YoY. Source: county tax records.