1322 Shawview Ave · East Cleveland, OH 44112

$110,000

4 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 70 Days on market

Built 1922 4,373 sqft lot $82/sqft · 169% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Excellent investment opportunity! This 4-bedroom, 1-bathroom single-family home is tenant-occupied with a reliable Section 8 tenant, delivering immediate and consistent cash flow. Currently generating $1,398 per month (over $16K per year) in rental income, this property is a strong addition to any investor’s portfolio. This property beats both the 1% Rule and 1-CAP benchmarks. The home offers a spacious layout with four bedrooms, making it highly desirable for long-term tenancy. With a dependable tenant already in place and steady income from day one, this is a turnkey, hassle-free investment! Can be sold as a package deal. (5200289), (5200280), (5200294)

Key facts

• 4,373 sq ft lot
• Built 1922
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 26 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 $1,510/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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.37% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.22%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $40,906
• List price: $110,000
• Delta: 168.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1367 Shawview Ave	0.09mi	3/1.0 (-1)	1,273 (-5%)	8mo	$22,000	$17	73
14629 Ardenall Ave	0.18mi	3/1.0 (-1)	1,384 (+3%)	14mo	$59,000	$43	68
14526 Orinoco Ave	0.28mi	3/1.0 (-1)	1,462 (+9%)	3mo	$27,000	$18	62
1273 E 135th St	0.51mi	4/1.0	1,256 (-6%)	3mo	$65,000	$52	60
1929 Taylor Rd	0.60mi	4/2.0	1,344 (0%)	15mo	$128,000	$95	57
13500 Claiborne Rd	0.61mi	3/1.0 (-1)	1,297 (-4%)	5mo	$44,500	$34	55
13600 Graham Rd	0.61mi	5/1.0 (+1)	1,380 (+3%)	10mo	$50,100	$36	51
1227 E 135th St	0.55mi	3/1.0 (-1)	1,312 (-2%)	15mo	$65,000	$50	51
1282 E 137th St	0.48mi	4/2.0	1,440 (+7%)	16mo	$78,500	$55	50
16007 Elderwood Ave	0.46mi	3/1.0 (-1)	1,200 (-11%)	9mo	$30,000	$25	46
1524 E 133rd St	0.66mi	3/1.0 (-1)	1,232 (-8%)	6mo	$30,000	$24	44
13411 6th Ave	0.69mi	4/1.0	1,468 (+9%)	9mo	$113,000	$77	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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.55×
• Total profit: $16,930
• Equity at exit: $16,401

10-year hold

• IRR: 23.8%
• Equity multiple: 3.26×
• Total profit: $69,512
• Equity at exit: $9,511

Cash invested: $30,800 (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: 99
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$577
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $493

Break-even live

Break-even rent $885

Max offer price $110,000

Occupancy floor 62%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	23d	1	0.16mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	0.35mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	0.45mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	23d	1	0.47mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.48mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	0.49mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	43d	1	0.52mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	0.67mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.84mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.84mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	1.12mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	1.18mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	1.19mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	1.23mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	1.25mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	1.29mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	1.29mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	1.29mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	21d	1	1.33mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	1.35mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	1.35mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	1.38mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	1.40mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	1.46mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	1.47mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 70 DOM
2. 2026-06-17
   days on market $110,000 Active 69 DOM
3. 2026-06-16
   days on market $110,000 Active 68 DOM
4. 2026-06-15
   days on market $110,000 Active 67 DOM
5. 2026-06-13
   days on market $110,000 Active 65 DOM
6. 2026-06-13
   days on market $110,000 Active 64 DOM
7. 2026-06-09
   days on market $110,000 Active 61 DOM
8. 2026-06-08
   days on market $110,000 Active 60 DOM
9. 2026-06-07
   days on market $110,000 Active 59 DOM
10. 2026-06-05
    days on market $110,000 Active 56 DOM
11. 2026-06-03
    days on market $110,000 Active 55 DOM
12. 2026-06-02
    days on market $110,000 Active 54 DOM
13. 2026-06-01
    days on market $110,000 Active 53 DOM
14. 2026-05-31
    days on market $110,000 Active 52 DOM
15. 2026-04-14
    price $110,000 669-char remark

    Show marketing remark (669 chars)

    Excellent investment opportunity! This 4-bedroom, 1-bathroom single-family home is tenant-occupied with a reliable Section 8 tenant, delivering immediate and consistent cash flow. Currently generating $1,398 per month (over $16K per year) in rental income, this property is a strong addition to any investor’s portfolio. This property beats both the 1% Rule and 1-CAP benchmarks. The home offers a spacious layout with four bedrooms, making it highly desirable for long-term tenancy. With a dependable tenant already in place and steady income from day one, this is a turnkey, hassle-free investment! Can be sold as a package deal. (5200289), (5200280), (5200294)

16. 2026-04-09
    listed $120,000 Active 669-char remark

    Show marketing remark (669 chars)

    Excellent investment opportunity! This 4-bedroom, 1-bathroom single-family home is tenant-occupied with a reliable Section 8 tenant, delivering immediate and consistent cash flow. Currently generating $1,398 per month (over $16K per year) in rental income, this property is a strong addition to any investor’s portfolio. This property beats both the 1% Rule and 1-CAP benchmarks. The home offers a spacious layout with four bedrooms, making it highly desirable for long-term tenancy. With a dependable tenant already in place and steady income from day one, this is a turnkey, hassle-free investment! Can be sold as a package deal. (5200289), (5200280), (5200294)

17. 2003-10-03
    soldstatus $78,900 246-char remark

    Show marketing remark (246 chars)

    Ready To Move In All Redone New Carpet And Paint Through Out House New Ceramic In Kitchen /Breakfast Nook * * * Full Bath In Basement Plus New Glass Block Windows * * * Newer Roof And Furnace * * * All New Windows * * * Shows Really Nice.

18. 2003-10-03
    soldstatus $78,900

    Show marketing remark (246 chars)

    Ready To Move In All Redone New Carpet And Paint Through Out House New Ceramic In Kitchen /Breakfast Nook * * * Full Bath In Basement Plus New Glass Block Windows * * * Newer Roof And Furnace * * * All New Windows * * * Shows Really Nice.

19. 2003-07-23
    listed $79,900 246-char remark

    Show marketing remark (246 chars)

    Ready To Move In All Redone New Carpet And Paint Through Out House New Ceramic In Kitchen /Breakfast Nook * * * Full Bath In Basement Plus New Glass Block Windows * * * Newer Roof And Furnace * * * All New Windows * * * Shows Really Nice.

20. 2002-09-04
    soldstatus $36,000
21. 2002-08-14
    historical
22. 2002-01-21
    listed $39,921
23. 2001-08-16
    listed $45,000

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: +$399/yr (+$33/mo · 43.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,115
• − Mortgage interest: −$6,162
• − Property taxes: −$919
• − Insurance: −$550
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,200
• Taxable income: $4,386
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,867/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

+144.4% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $110,000 MLSNOW
• 2026-04-09 Listed $120,000 MLSNOW
• 2003-10-03 Sold (Public Records) $78,900 Public Records
• 2003-10-03 Sold (MLS) $78,900 MLSNOW
• 2003-07-23 Listed $79,900 MLSNOW
• 2002-09-04 Sold (MLS) $36,000 MLSNOW
• 2002-08-14 Listing Removed — MLSNOW
• 2002-01-21 Listed $39,921 MLSNOW
• 2001-08-16 Listed $45,000 MLSNOW

Property tax history

-2.2%/yr

Latest (2025): $919 · +0.0% YoY. Source: county tax records.