16173 Glynn Rd · East Cleveland, OH 44112

$105,000

3 bd · 1.5 ba · 1,686 sqft · SingleFamily public records · 83 Days on market

Built 1928 0.32 ac lot $62/sqft · 51% below area

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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 +24.2/30.0
• 1% rule +9.5/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Rehab opportunity in historic Forest Hills! Just imagine the possibilities with this brick center-hall colonial that's so full of character! The stately living and dining room feature high ceilings, large windows, an elegant fireplace, original built-ins, trim, and hardwood floors that would shine beautifully with a sand and refinish. The spacious eat-in kitchen has a great footprint for a modern redesign. In the full bathroom you'll find well preserved original black and white tile, and an oversized linen closet in the adjacent hallway. Three spacious bedrooms with large closets round out the second floor. The third floor features an additional bedroom, and lots of extra storage space. The basement also has great potential, with a nicely sized finished side featuring large windows and a brick fireplace. The home offers ample outdoor space, sitting on nearly 1/3 of an acre, and sits on a tree-lined street alongside some of the original Rockefeller homes.

Key facts

• Large windows
• Original built-ins
• Elegant fireplace

Tags

• HISTORIC FOREST HILLS
• BRICK CENTER-HALL COLONIAL
• HIGH CEILINGS
• LARGE WINDOWS
• ELEGANT FIREPLACE
• ORIGINAL BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% 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 $1,520/mo this rent would consume 63% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $84k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 5.8

CMA / ARV

• ARV (median comp): $215,081
• List price: $105,000
• Delta: -51.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1099 Mount Vernon Blvd	0.29mi	3/1.5	1,593 (-6%)	2mo	$250,000	$157	76
16237 Forest Hills Blvd	0.37mi	3/1.5	1,765 (+5%)	1mo	$245,900	$139	74
2145 N Taylor Rd	0.24mi	3/2.5	1,579 (-6%)	1mo	$272,900	$173	73
15991 Henley Rd	0.18mi	3/2.5	1,560 (-8%)	2mo	$250,000	$160	73
1012 Helmsdale Rd	0.32mi	4/2.5 (+1)	1,554 (-8%)	4mo	$172,000	$111	60
1231 Hereford Rd	0.59mi	3/1.5	1,806 (+7%)	2mo	$285,000	$158	59
3454 Monticello Blvd	0.58mi	3/2.5	1,572 (-7%)	1mo	$210,000	$134	57
3387 Hollister Rd	0.60mi	4/2.0 (+1)	1,757 (+4%)	1mo	$325,500	$185	57
1061 Greyton Rd	0.38mi	4/2.0 (+1)	1,497 (-11%)	4mo	$167,000	$112	53
917 Brunswick Rd	0.38mi	4/3.0 (+1)	1,890 (+12%)	3mo	$260,000	$138	48
3400 Hollister Rd	0.64mi	3/2.5	1,926 (+14%)	0mo	$243,000	$126	42
1068 Elbon Rd	0.68mi	4/1.5 (+1)	1,883 (+12%)	3mo	$217,000	$115	41

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-75
• Equity at exit: $15,656

10-year hold

• IRR: 12.3%
• Equity multiple: 2.10×
• Total profit: $32,388
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$551
• Tax from tax record: −$396 /mo · $4,754/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $210

Break-even live

Break-even rent $1,254

Max offer price $105,000

Occupancy floor 81%

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: $26,250
• Closing costs: $3,150
• 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	0.19mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	0.36mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.37mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.49mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.50mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.55mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	0.56mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	0.58mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.59mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	0.59mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.62mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.62mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.65mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	0.72mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.73mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	0.74mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	0.75mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	0.88mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	1d	1	0.91mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.94mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	43d	1	0.97mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	0.98mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	1.00mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	1.00mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	43d	1	1.01mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	23d	1	1.05mi
14172 Superior Rd Unit 2 Cleveland Heights, OH	2.0	1.0	1446	$1,195	$0.83	23d	1	1.05mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	23d	1	1.06mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	43d	1	1.08mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	23d	1	1.08mi
1605 Hillcrest Rd Cleveland, OH	2.0	1.0	1180	$1,245	$1.06	16d	1	1.09mi
1545 Glenmont Rd Unit 1 East Cleveland, OH	2.0	1.0	1428	$800	$0.56	23d	1	1.09mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	23d	1	1.15mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	23d	1	1.19mi
13438 Hartford Rd East Cleveland, OH	2.0	1.0	1920	$1,200	$0.62	43d	1	1.20mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	1.21mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	1.21mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	1.25mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	16d	1	1.26mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	23d	1	1.26mi

Listing history 25 events

1. 2026-06-18
   days on market $105,000 Active 83 DOM
2. 2026-06-17
   days on market $105,000 Active 82 DOM
3. 2026-06-16
   days on market $105,000 Active 81 DOM
4. 2026-06-15
   days on market $105,000 Active 80 DOM
5. 2026-06-13
   days on market $105,000 Active 78 DOM
6. 2026-06-13
   days on market $105,000 Active 77 DOM
7. 2026-06-09
   days on market $105,000 Active 74 DOM
8. 2026-06-08
   days on market $105,000 Active 73 DOM
9. 2026-06-07
   days on market $105,000 Active 72 DOM
10. 2026-06-05
    days on market $105,000 Active 69 DOM
11. 2026-06-03
    days on market $105,000 Active 68 DOM
12. 2026-06-02
    days on market $105,000 Active 67 DOM
13. 2026-06-01
    days on market $105,000 Active 66 DOM
14. 2026-05-31
    days on market $105,000 Active 65 DOM
15. 2026-03-27
    listed $110,000 Active 970-char remark

    Show marketing remark (970 chars)

    Rehab opportunity in historic Forest Hills! Just imagine the possibilities with this brick center-hall colonial that's so full of character! The stately living and dining room feature high ceilings, large windows, an elegant fireplace, original built-ins, trim, and hardwood floors that would shine beautifully with a sand and refinish. The spacious eat-in kitchen has a great footprint for a modern redesign. In the full bathroom you'll find well preserved original black and white tile, and an oversized linen closet in the adjacent hallway. Three spacious bedrooms with large closets round out the second floor. The third floor features an additional bedroom, and lots of extra storage space. The basement also has great potential, with a nicely sized finished side featuring large windows and a brick fireplace. The home offers ample outdoor space, sitting on nearly 1/3 of an acre, and sits on a tree-lined street alongside some of the original Rockefeller homes.

16. 2022-08-22
    status Pending
17. 2022-08-11
    historical
18. 2022-07-05
    listed $59,900 Active
19. 2021-12-21
    historical
20. 2021-12-15
    listed $79,900 Active
21. 1992-11-20
    soldstatus $84,000
22. 1992-11-20
    soldstatus $84,000
23. 1992-11-20
    soldstatus $84,000
24. 1992-05-31
    listed $87,500
25. 1978-11-28
    soldstatus $53,000

ⓘ 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: $4,754 · $396/mo
• Projected year-2 tax: $4,754 · $396/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 2/10 Low 6 d/yr ≥95°F today · 15 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: $18,237
• − Mortgage interest: −$5,882
• − Property taxes: −$4,754
• − Insurance: −$525
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,055
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,256/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

+107.5% since first listed

11 events — show timeline

• 2026-03-27 Listed $110,000 MLSNOW
• 2022-08-22 Pending — MLSNOW
• 2022-08-11 Listing Removed — MLSNOW
• 2022-07-05 Listed $59,900 MLSNOW
• 2021-12-21 Listing Removed — MLSNOW
• 2021-12-15 Listed $79,900 MLSNOW
• 1992-11-20 Sold (Public Records) $84,000 Public Records
• 1992-11-20 Sold (Public Records) $84,000 Public Records
• 1992-11-20 Sold (MLS) $84,000 MLSNOW
• 1992-05-31 Listed $87,500 MLSNOW
• 1978-11-28 Sold (Public Records) $53,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,754 · +40.0% YoY. Source: county tax records.