1333 E 142nd St · East Cleveland, OH 44112

$160,000

6 bd · 3.0 ba · 3,030 sqft · MultiFamily public records · 71 Days on market

Built 1918 3,798 sqft lot $53/sqft · 123% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Updated three-family home featuring numerous improvements and strong income potential. This property includes newer windows, updated hot water tank, renovated bathrooms, and beautiful hardwood floors that add warmth and character throughout the units. Each unit offers comfortable living space with a blend of classic charm and modern updates. Perfect opportunity for a homeowner looking to live in one unit while generating rental income, or for an investor seeking a solid income-producing property. With key updates already completed, this property is a great addition to any real estate portfolio.

Key facts

• Income potential
• Renovated bathrooms
• Newer windows

Tags

• THREE-FAMILY HOME
• NEWER WINDOWS
• UPDATED HOT WATER TANK
• RENOVATED BATHROOMS
• HARDWOOD FLOORS
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $507/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Caledonia Elementary School (246 students, 0% FRL); W.H. Kirk Middle School (math 6% / reading 15%, grade F, #642 of 654 statewide, top 98%, 291 students, 0% FRL); Shaw High School (math 2% / reading 27%, grade F, #706 of 781 statewide, top 92%, 541 students, 0% FRL) — zoned schools average 0% FRL vs 92% district-wide (92 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,173/mo this rent would consume 132% 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 $5k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $35k; list at $160k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.98% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.72%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $71,882
• List price: $160,000
• Delta: 122.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1288 E 137th St	0.27mi	6/2.0	3,286 (+8%)	1mo	$11,000	$3	68
1292 E 137th St	0.27mi	6/3.0	2,864 (-6%)	12mo	$105,000	$37	68
1252 E 134th St	0.38mi	6/2.0	2,940 (-3%)	8mo	$100,000	$34	66
1749 Rosedale Ave	0.66mi	5/3.0 (-1)	2,670 (-12%)	2mo	$9,900	$4	43

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: 39.5%
• Equity multiple: 2.74×
• Total profit: $77,924
• Equity at exit: $23,857

10-year hold

• IRR: 46.9%
• Equity multiple: 5.97×
• Total profit: $222,651
• Equity at exit: $13,834

Cash invested: $44,800 (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: 100
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $3,173 high
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,520

Break-even live

Break-even rent $1,249

Max offer price $160,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,611	-5% $1,566	+0% $1,520	+5% $1,475	+10% $1,430
Rent	-10% $1,270	-5% $1,395	+0% $1,520	+5% $1,646	+10% $1,771
Rate	-1.0pp $1,601	-0.5pp $1,561	base $1,520	+0.5pp $1,479	+1.0pp $1,437

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,174
Total (3 units)			$3,173

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1853 Noble Rd Cleveland, OH	7.0	2.0	2387	$600	$0.25	45d	1	0.86mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $160,000 Pending 71 DOM
2. 2026-06-09
   days on market $160,000 Active 69 DOM
3. 2026-06-08
   days on market $160,000 Active 68 DOM
4. 2026-06-07
   days on market $160,000 Active 67 DOM
5. 2026-06-05
   days on market $160,000 Active 64 DOM
6. 2026-06-03
   days on market $160,000 Active 63 DOM
7. 2026-06-02
   days on market $160,000 Active 62 DOM
8. 2026-06-01
   days on market $160,000 Active 61 DOM
9. 2026-05-31
   days on market $160,000 Active 60 DOM
10. 2026-04-17
    status Active 601-char remark

    Show marketing remark (601 chars)

    Updated three-family home featuring numerous improvements and strong income potential. This property includes newer windows, updated hot water tank, renovated bathrooms, and beautiful hardwood floors that add warmth and character throughout the units. Each unit offers comfortable living space with a blend of classic charm and modern updates. Perfect opportunity for a homeowner looking to live in one unit while generating rental income, or for an investor seeking a solid income-producing property. With key updates already completed, this property is a great addition to any real estate portfolio.

11. 2026-04-03
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Updated three-family home featuring numerous improvements and strong income potential. This property includes newer windows, updated hot water tank, renovated bathrooms, and beautiful hardwood floors that add warmth and character throughout the units. Each unit offers comfortable living space with a blend of classic charm and modern updates. Perfect opportunity for a homeowner looking to live in one unit while generating rental income, or for an investor seeking a solid income-producing property. With key updates already completed, this property is a great addition to any real estate portfolio.

12. 2026-03-17
    listed $160,000 Active 601-char remark

    Show marketing remark (601 chars)

    Updated three-family home featuring numerous improvements and strong income potential. This property includes newer windows, updated hot water tank, renovated bathrooms, and beautiful hardwood floors that add warmth and character throughout the units. Each unit offers comfortable living space with a blend of classic charm and modern updates. Perfect opportunity for a homeowner looking to live in one unit while generating rental income, or for an investor seeking a solid income-producing property. With key updates already completed, this property is a great addition to any real estate portfolio.

13. 2015-07-31
    historical
14. 2015-07-18
    status Active
15. 2015-06-10
    historical Contingent
16. 2015-06-02
    price $15,900
17. 2015-04-01
    listed $19,900 Active
18. 2005-12-16
    soldstatus $35,000
19. 2005-11-22
    historical
20. 2005-08-22
    listed $39,900
21. 2000-09-28
    soldstatus $85,000

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$764/yr (+$64/mo · 79.0%)

ⓘ 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: $38,076
• − Mortgage interest: −$8,962
• − Property taxes: −$967
• − Insurance: −$800
• − Repairs & maintenance: −$3,046
• − Management: −$3,046
• − Depreciation: −$4,655
• Taxable income: $16,600
• Est. tax owed @ 24.0%: −$3,984
• After-tax cash flow: $14,260/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

+88.2% since first listed

12 events — show timeline

• 2026-04-17 Relisted — MLSNOW
• 2026-04-03 Pending — MLSNOW
• 2026-03-17 Listed $160,000 MLSNOW
• 2015-07-31 Listing Removed — MLSNOW
• 2015-07-18 Relisted — MLSNOW
• 2015-06-10 Contingent — MLSNOW
• 2015-06-02 Price Changed $15,900 MLSNOW
• 2015-04-01 Listed $19,900 MLSNOW
• 2005-12-16 Sold (MLS) $35,000 MLSNOW
• 2005-11-22 Listing Removed — MLSNOW
• 2005-08-22 Listed $39,900 MLSNOW
• 2000-09-28 Sold (Public Records) $85,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $967 · +0.0% YoY. Source: county tax records.