3738 Woodridge Rd · Cleveland Heights, OH 44121

$160,000

3 bd · 1.5 ba · 1,463 sqft · SingleFamily public records · 140 Days on market

Built 1935 4,556 sqft lot Est $170k · 6% 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 +19.1/30.0
• ARV discount +10.1/15.0
• 1% rule +6.4/10.0
• DSCR +6.0/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, completely renovated home! Violation-Free! 4 Bedfrooms, 1.5 bathrooms, Large living room with Fireplace. New Kitchen with custom cabinets, ceramic tile and new appliances: refrigerator, stove, dishwasher, microwave. All new light fixtures, new windows, new furnace, new electrical, new water tank, new driveway. All bedrooms have new carpeting. 2 car detached garage.

Key facts

• Expansive kitchen
• Formal dining room
• Large backyard

Tags

• EXPANSIVE KITCHEN
• FORMAL DINING ROOM
• PARTIALLY FINISHED BASEMENT
• LARGE BACKYARD
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+6.8%/yr); 148 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); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

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 + 6.8% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $116k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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 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: 1.14% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $169,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3837 Woodridge Rd	0.20mi	3/1.5	1,440 (-2%)	0mo	$166,470	$116	88
1056 Quilliams Rd	0.26mi	3/1.5	1,396 (-5%)	2mo	$210,000	$150	79
1168 Brentwood Rd	0.16mi	4/2.5 (+1)	1,559 (+7%)	1mo	$264,400	$170	71
1073 Woodview Rd	0.51mi	3/1.0	1,408 (-4%)	1mo	$175,000	$124	67
952 Oxford Rd	0.46mi	4/2.0 (+1)	1,560 (+7%)	2mo	$180,000	$115	59
3454 Monticello Blvd	0.51mi	3/2.5	1,572 (+8%)	1mo	$210,000	$134	59
4014 Rosemond Rd	0.54mi	4/1.5 (+1)	1,609 (+10%)	0mo	$131,500	$82	53
979 Oxford Rd	0.41mi	4/2.0 (+1)	1,640 (+12%)	1mo	$178,000	$109	53
1004 Woodview Rd	0.60mi	3/1.0	1,309 (-10%)	1mo	$91,000	$70	52
3965 Monticello Blvd	0.58mi	4/2.5 (+1)	1,568 (+7%)	2mo	$135,000	$86	50
1272 Winston Rd	0.69mi	3/2.5	1,303 (-11%)	1mo	$211,100	$162	45
3639 Randolph Rd	0.66mi	3/1.0	1,248 (-15%)	2mo	$130,000	$104	42

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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-7,579
• Equity at exit: $23,857

10-year hold

• IRR: 9.8%
• Equity multiple: 1.91×
• Total profit: $40,597
• 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 44121

• Rents YoY: 6.8%
• Active inventory: 148
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$839
• Tax from tax record: −$368 /mo · $4,416/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $171

Break-even live

Break-even rent $1,612

Max offer price $160,000

Occupancy floor 86%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	0.20mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	0.31mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	0.33mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	1d	1	0.43mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	1d	1	0.45mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	23d	1	0.45mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.46mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	23d	1	0.47mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.47mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	0.49mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	0.56mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.60mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	0.60mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.65mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.65mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.66mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	0.71mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	0.71mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	0.74mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.74mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	0.78mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	0.79mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	43d	1	0.83mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.83mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	16d	1	0.91mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	16d	1	0.92mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	2d	18	0.93mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	43d	1	0.93mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	0.94mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	1.03mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	1d	1	1.09mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	1.09mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	1.11mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	1.22mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	1d	1	1.27mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	1.27mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	23d	1	1.28mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	1.28mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	1d	1	1.29mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $160,000 Active 140 DOM
2. 2026-06-17
   days on market $160,000 Active 139 DOM
3. 2026-06-16
   days on market $160,000 Active 138 DOM
4. 2026-06-15
   days on market $160,000 Active 137 DOM
5. 2026-06-13
   days on market $160,000 Active 135 DOM
6. 2026-06-09
   days on market $160,000 Active 131 DOM
7. 2026-06-08
   days on market $160,000 Active 130 DOM
8. 2026-06-07
   days on market $160,000 Active 129 DOM
9. 2026-06-05
   days on market $160,000 Active 126 DOM
10. 2026-06-03
    days on market $160,000 Active 125 DOM
11. 2026-06-02
    days on market $160,000 Active 124 DOM
12. 2026-06-01
    days on market $160,000 Active 123 DOM
13. 2026-05-31
    days on market $160,000 Active 122 DOM
14. 2026-01-27
    listed $160,000 Active
15. 2010-08-25
    soldstatus $115,983 378-char remark

    Show marketing remark (378 chars)

    Beautiful, completely renovated home! Violation-Free! 4 Bedfrooms, 1.5 bathrooms, Large living room with Fireplace. New Kitchen with custom cabinets, ceramic tile and new appliances: refrigerator, stove, dishwasher, microwave. All new light fixtures, new windows, new furnace, new electrical, new water tank, new driveway. All bedrooms have new carpeting. 2 car detached garage.

16. 2010-07-07
    listed $113,900 378-char remark

    Show marketing remark (378 chars)

    Beautiful, completely renovated home! Violation-Free! 4 Bedfrooms, 1.5 bathrooms, Large living room with Fireplace. New Kitchen with custom cabinets, ceramic tile and new appliances: refrigerator, stove, dishwasher, microwave. All new light fixtures, new windows, new furnace, new electrical, new water tank, new driveway. All bedrooms have new carpeting. 2 car detached garage.

17. 2009-11-27
    soldstatus $10,500 107-char remark

    Show marketing remark (107 chars)

    Charming Colonial in Cleveland heights; sold as is; buyer has to assume POS Violations; POS report attached

18. 2009-08-13
    listed $16,975 107-char remark

    Show marketing remark (107 chars)

    Charming Colonial in Cleveland heights; sold as is; buyer has to assume POS Violations; POS report attached

19. 1974-06-01
    soldstatus $24,000

ⓘ 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: $4,416 · $368/mo
• Projected year-2 tax: $4,416 · $368/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,938
• − Mortgage interest: −$8,962
• − Property taxes: −$4,416
• − Insurance: −$800
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,655
• Taxable loss: −$405
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $2,144/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): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+566.7% since first listed

6 events — show timeline

• 2026-01-27 Listed $160,000 MLSNOW
• 2010-08-25 Sold (MLS) $115,983 MLSNOW
• 2010-07-07 Listed $113,900 MLSNOW
• 2009-11-27 Sold (MLS) $10,500 MLSNOW
• 2009-08-13 Listed $16,975 MLSNOW
• 1974-06-01 Sold (Public Records) $24,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $4,416 · -2.0% YoY. Source: county tax records.