13508 Mann Ave · East Cleveland, OH 44112

$68,000

4 bd · 2.0 ba · 2,141 sqft · MultiFamily public records · 37 Days on market

Built 1923 4,159 sqft lot $32/sqft · 14% below area Est $79k · 14% under

---

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
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Come check out this two family colonial. Great rehab opportunity for Investors. Home is being sold in "AS IS" condition.

Key facts

• Multi-family asset
• 4,159 sq ft lot
• 2 garage spots

Tags

• MULTI-FAMILY ASSET
• COMPLETE REHAB PROJECT

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Driveway; Attached garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: 2-story building; Single building (multi-unit property)
• Construction: Asphalt/fiberglass roof
• Exterior features: Aluminum and vinyl siding

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating
• Interior features: Full unfinished basement; 10 total rooms; Fixer condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $68k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.3% vs local median 17.4% in East Cleveland — 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 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; 9 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 $2,089/mo this rent would consume 87% 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 $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $25k; list at $68k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1923 — 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 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: 3.07% ✓
• Cap rate: 27.31%
• Cash-on-cash: 75.07%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (median comp): $79,413
• List price: $68,000
• Delta: -14.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 E 134th St	0.09mi	4/2.0	2,306 (+8%)	8mo	$105,000	$46	76
13428 Hartford Rd	0.33mi	4/2.0	1,988 (-7%)	9mo	$34,000	$17	65
14111 Savannah Ave	0.39mi	4/2.0	1,924 (-10%)	2mo	$34,000	$18	63
14004 Savannah Ave	0.39mi	4/2.0	1,996 (-7%)	13mo	$40,000	$20	60
13436 Hartford Rd	0.33mi	4/2.0	1,920 (-10%)	11mo	$89,500	$47	58
14012 Scioto Ave	0.52mi	5/3.0 (+1)	2,209 (+3%)	6mo	$95,000	$43	56
14520 Strathmore Ave	0.48mi	5/3.0 (+1)	2,220 (+4%)	9mo	$130,000	$59	55
1320 E 142nd	0.25mi	4/2.0	2,392 (+12%)	21mo	$50,000	$21	52
13500 Third Ave	0.71mi	4/2.0	2,090 (-2%)	16mo	$30,000	$14	49
14310 Potomac Ave	0.51mi	5/2.0 (+1)	1,982 (-7%)	12mo	$36,000	$18	49

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: 77.4%
• Equity multiple: 4.65×
• Total profit: $69,507
• Equity at exit: $10,139

10-year hold

• IRR: 81.5%
• Equity multiple: 10.36×
• Total profit: $178,204
• Equity at exit: $5,879

Cash invested: $19,040 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$357
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,191

Break-even live

Break-even rent $581

Max offer price $68,000

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,088
Total (2 units)			$2,089

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.53mi
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	16d	1	0.87mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	21d	1	0.88mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	1.14mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	1.18mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	1.23mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	1.29mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	1.33mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $68,000 Active 37 DOM
2. 2026-06-17
   days on market $68,000 Active 36 DOM
3. 2026-06-16
   days on market $68,000 Active 35 DOM
4. 2026-06-15
   days on market $68,000 Active 34 DOM
5. 2026-06-13
   days on market $68,000 Active 32 DOM
6. 2026-06-13
   days on market $68,000 Active 31 DOM
7. 2026-06-09
   days on market $68,000 Active 28 DOM
8. 2026-06-08
   days on market $68,000 Active 27 DOM
9. 2026-06-07
   pricedays on market $68,000 Active 26 DOM
10. 2026-06-05
    days on market $70,000 Active 23 DOM
11. 2026-06-03
    days on market $70,000 Active 22 DOM
12. 2026-06-02
    days on market $70,000 Active 21 DOM
13. 2026-06-01
    days on market $70,000 Active 20 DOM
14. 2026-05-31
    days on market $70,000 Active 19 DOM
15. 2026-05-12
    listed $70,000 Active 1233-char remark
16. 2026-03-05
    historical
17. 2025-10-29
    listed $49,000 Active
18. 2024-10-04
    soldstatus $25,000
19. 2024-08-07
    status Pending

    Show marketing remark (130 chars)

    Come check out this two family colonial. Great rehab opportunity for Investors. Home is being sold in "AS IS" condition.

20. 2024-08-03
    listed $25,000 Active

    Show marketing remark (130 chars)

    Come check out this two family colonial. Great rehab opportunity for Investors. Home is being sold in "AS IS" condition.

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$85/yr (+$7/mo · 9.5%)

ⓘ 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: $25,068
• − Mortgage interest: −$3,809
• − Property taxes: −$891
• − Insurance: −$340
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$1,978
• Taxable income: $14,039
• Est. tax owed @ 24.0%: −$3,369
• After-tax cash flow: $10,924/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

+172.0% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $68,000 MLSNOW
• 2026-05-12 Listed $70,000 MLSNOW
• 2026-03-05 Listing Removed — MLSNOW
• 2025-10-29 Listed $49,000 MLSNOW
• 2024-10-04 Sold (Public Records) $25,000 Public Records
• 2024-08-07 Pending — MLSNOW
• 2024-08-03 Listed $25,000 MLSNOW

Property tax history

+5.0%/yr

Latest (2025): $891 · -71.9% YoY. Source: county tax records.