2100 Cottage Grove Dr · Cleveland Heights, OH 44118

$305,000

6 bd · 2.0 ba · 3,637 sqft · MultiFamily public records · 267 Days on market

Built 1918 9,252 sqft lot Est $316k · at est.

---

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 +19.6/30.0
• ARV discount +9.1/15.0
• 1% rule +6.5/10.0
• DSCR +6.2/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• 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

Take advantage of today's market and unbelievable opportunities. This home does need a little work, but you can't beat the location. Very spacious side-by-side duplex with finished 3rd floors. At this price, enjoy the positive cash flow or move in and let the other side pay your mortgage. As-is, buyer to assume all city violations.

Key facts

• Two units
• Well maintained
• 9,252 sq ft lot

Tags

• INCOME PRODUCING PROPERTY
• TWO UNITS
• WELL MAINTAINED

Property features AI

Finance

• Financial info: Two leased units: one currently rented for $1,395 (lease expires August 31, 2026) and one rented for $1,295 (lease expires July 31, 2026)

Exterior

• Parking: Attached or detached 2-car garage (property has a garage with 2 spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story building; Single building (multi-unit); Built in public-records year (year built source: public records)
• Construction: Aluminum siding; Vinyl siding; Asphalt and fiberglass roof
• Exterior features: Driveway

Interior

• Bedrooms: Two 4+ bedroom units (each unit listed as four bedrooms or more)
• Bathrooms: Two full bathrooms; One half bathroom; Each unit reported as having 1 bathroom total (unit-level totals may differ from overall)
• Heating & cooling: Radiator heating
• Interior features: Unfinished basement; 15 total rooms

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.2-bath units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.4% in Cleveland 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 (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• At $3,512/mo this rent would consume 54% of the median local household income ($78k/yr) (locally 1847% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $316,419
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 E Overlook Rd	0.52mi	5/3.0 (-1)	3,882 (+7%)	4mo	$190,000	$49	52
2843 E Derbyshire Rd	0.42mi	5/3.0 (-1)	3,289 (-10%)	5mo	$335,000	$102	52
3168 Meadowbrook Blvd	0.35mi	6/3.0	3,185 (-12%)	11mo	$276,000	$87	50
3326 E Overlook Rd	0.55mi	6/3.0	3,377 (-7%)	23mo	$285,000	$84	39

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-17,110
• Equity at exit: $45,476

10-year hold

• IRR: 7.8%
• Equity multiple: 1.67×
• Total profit: $57,277
• Equity at exit: $26,371

Cash invested: $85,400 (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 44118

• Rents YoY: 5.7%
• Active inventory: 253
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,512 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$698 /mo · $8,380/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $350

Break-even live

Break-even rent $3,069

Max offer price $305,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.2	$3,512
Total (2 units)			$3,512

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 Desota Ave Cleveland, OH	5.0	2.0	2540	$2,031	$0.80	7d	1	0.76mi
2501 Euclid Heights Blvd Cleveland, OH	6.0	5.0	3000	$3,600	$1.20	16d	1	1.10mi
2280 Grandview Ave Cleveland, OH	5.0	1.5	2500	$2,000	$0.80	7d	1	1.29mi

Listing history 22 events

1. 2026-06-09
   days on market $305,000 Active 267 DOM
2. 2026-06-08
   days on market $305,000 Active 266 DOM
3. 2026-06-07
   days on market $305,000 Active 265 DOM
4. 2026-06-05
   days on market $305,000 Active 262 DOM
5. 2026-06-03
   days on market $305,000 Active 261 DOM
6. 2026-06-02
   days on market $305,000 Active 260 DOM
7. 2026-06-01
   days on market $305,000 Active 259 DOM
8. 2026-05-31
   days on market $305,000 Active 258 DOM
9. 2025-10-14
   status Active
10. 2025-10-13
    price $305,000
11. 2025-06-23
    listed $295,000 Active
12. 2022-06-03
    soldstatus $5,322,800
13. 2014-01-09
    soldstatus $53,000
14. 2013-09-27
    soldstatus $53,000 333-char remark

    Show marketing remark (333 chars)

    Take advantage of today's market and unbelievable opportunities. This home does need a little work, but you can't beat the location. Very spacious side-by-side duplex with finished 3rd floors. At this price, enjoy the positive cash flow or move in and let the other side pay your mortgage. As-is, buyer to assume all city violations.

15. 2013-09-26
    soldstatus $53,000
16. 2012-11-19
    listed $45,000 333-char remark

    Show marketing remark (333 chars)

    Take advantage of today's market and unbelievable opportunities. This home does need a little work, but you can't beat the location. Very spacious side-by-side duplex with finished 3rd floors. At this price, enjoy the positive cash flow or move in and let the other side pay your mortgage. As-is, buyer to assume all city violations.

17. 2010-02-09
    historical
18. 2009-11-18
    listed $99,000
19. 1999-07-08
    soldstatus $140,500
20. 1999-07-08
    soldstatus $140,500
21. 1998-11-10
    listed $149,900
22. 1980-01-09
    soldstatus $65,900

ⓘ 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: $8,380 · $698/mo
• Projected year-2 tax: $8,380 · $698/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 7 d/yr ≥95°F today · 16 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: $42,144
• − Mortgage interest: −$17,085
• − Property taxes: −$8,380
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,372
• − Management: −$3,372
• − Depreciation: −$8,873
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $4,306/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 — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• 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

+362.8% since first listed

14 events — show timeline

• 2025-10-14 Relisted — MLSNOW
• 2025-10-13 Price Changed $305,000 MLSNOW
• 2025-06-23 Listed $295,000 MLSNOW
• 2022-06-03 Sold (Public Records) $5,322,800 Public Records
• 2014-01-09 Sold (Public Records) $53,000 Public Records
• 2013-09-27 Sold (MLS) $53,000 MLSNOW
• 2013-09-26 Sold (Public Records) $53,000 Public Records
• 2012-11-19 Listed $45,000 MLSNOW
• 2010-02-09 Listing Removed — MLSNOW
• 2009-11-18 Listed $99,000 MLSNOW
• 1999-07-08 Sold (Public Records) $140,500 Public Records
• 1999-07-08 Sold (MLS) $140,500 MLSNOW
• 1998-11-10 Listed $149,900 MLSNOW
• 1980-01-09 Sold (Public Records) $65,900 Public Records

Property tax history

+13.4%/yr

Latest (2025): $8,380 · -2.0% YoY. Source: county tax records.