3320 Beechwood Ave · Cleveland Heights, OH 44118

$124,900

4 bd · 1.5 ba · 1,728 sqft · SingleFamily public records · 136 Days on market

Built 1920 7,501 sqft lot Est $200k · 38% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +8.6/10.0
• 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

Listing remarks

Fall in love with this gorgeous Colonial in a highly desirable suburban neighborhood! Boasting approx. 1,728 sq ft, 4 bedrooms, and 2.2 bathrooms, this home perfectly blends charm, space, and lifestyle. The bright living room welcomes you with a cozy wood-burning fireplace, flowing seamlessly into the dining room with chandelier and open kitchen—perfect for entertaining family and friends. Upstairs, three bedrooms include one with a private balcony perfect for morning coffee, reading, or enjoying fresh air. Additionally, there’s a sunroom bathed in natural light, ideal for relaxing or cozy gatherings, and a full bath with tub/shower combo. The finished third floor features a sui

Key facts

• Inviting side porch
• Finished third floor
• Private balcony

Tags

• WOOD BURNING FIREPLACE
• PRIVATE BALCONY
• FINISHED THIRD FLOOR
• DETACHED 2 CAR GARAGE
• INVITING SIDE PORCH

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Three-story house; Vinyl siding exterior
• Construction: Composition roof; Block foundation; Built (year per public records)
• Exterior features: Deck; Porch and side porch; Detached garage structure

Interior

• Kitchen: Kitchen with breakfast bar; Ceramic tile flooring in kitchen
• Bedrooms: Multiple bedrooms on the second and third floors (includes several wood-floored bedrooms and one with ceramic tile)
• Flooring: Wood flooring in several rooms (living room, dining room, and multiple bedrooms); Ceramic tile in some rooms (kitchen, bonus room, and one bedroom); Combination flooring in some bathrooms; Other flooring in one sitting room
• Bathrooms: Two full bathrooms; Two half bathrooms; One main-level bathroom; Additional bathrooms located on basement, first, second and third levels
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Breakfast bar; Chandelier; See remarks
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $864 of loan paydown is wiped out by about $4k 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 + 5.7% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 $81k; list at $125k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1920 — 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: 1.40% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $200,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3264 Altamont Ave	0.12mi	4/2.5	1,800 (+4%)	4mo	$225,000	$125	80
3383 Beechwood Ave	0.13mi	4/1.5	1,520 (-12%)	3mo	$182,000	$120	71
1901 Parkway Dr	0.45mi	4/1.5	1,651 (-4%)	1mo	$196,000	$119	70
3181 Sycamore Rd	0.32mi	3/1.5 (-1)	1,828 (+6%)	2mo	$190,000	$104	69
3180 Sycamore Rd	0.29mi	5/2.5 (+1)	1,809 (+5%)	1mo	$273,000	$151	69
3484 Bainbridge Rd	0.39mi	3/1.5 (-1)	1,631 (-6%)	1mo	$155,600	$95	67
3165 Oak Rd	0.31mi	5/2.5 (+1)	1,877 (+9%)	3mo	$156,000	$83	60
1550 Rydalmount Rd	0.40mi	4/2.5	1,912 (+11%)	1mo	$222,000	$116	58
2017 Goodnor Rd	0.51mi	3/1.5 (-1)	1,605 (-7%)	1mo	$140,000	$87	58
3357 Washington Blvd	0.60mi	4/2.0	1,591 (-8%)	3mo	$170,000	$107	54
1514 Rydalmount Rd	0.46mi	4/1.0	1,474 (-15%)	2mo	$200,000	$136	50
3163 Sycamore Rd	0.34mi	3/1.0 (-1)	1,472 (-15%)	3mo	$110,000	$75	50

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,933
• Equity at exit: $18,623

10-year hold

• IRR: 15.3%
• Equity multiple: 2.43×
• Total profit: $49,895
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$655
• Tax from tax record: −$376 /mo · $4,511/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $300

Break-even live

Break-even rent $1,371

Max offer price $124,900

Occupancy floor 78%

Sensitivity live

Price	-10% $371	-5% $336	+0% $300	+5% $265	+10% $230
Rent	-10% $162	-5% $231	+0% $300	+5% $369	+10% $439
Rate	-1.0pp $363	-0.5pp $332	base $300	+0.5pp $268	+1.0pp $235

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	8d	1	0.12mi
3290 Desota Ave Cleveland, OH	4.0	1.0	1094	$1,325	$1.21	24d	1	0.12mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	24d	1	0.16mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	24d	1	0.17mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	5d	1	0.18mi
3201 Whitethorn Rd Unit 3203 Cleveland Heights, OH	5.0	1.5	1485	$1,725	$1.16	24d	1	0.36mi
1796 Cumberland Rd Cleveland Heights, OH	4.0	2.5	2100	$1,800	$0.86	17d	1	0.38mi
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	21d	1	0.42mi
14422-14424 Superior Cleveland Heights, OH	5.0	1.0	1300	$2,500	$1.92	11d	1	0.45mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	24d	1	0.74mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	0.74mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	24d	1	0.79mi
3065 E Derbyshire Rd Cleveland Heights, OH	4.0	1.0	1450	$1,495	$1.03	21d	1	0.81mi
2100 Cottage Grove Dr Cleveland Heights, OH	4.0	1.5	1450	$1,495	$1.03	8d	1	0.81mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	24d	1	0.83mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	3d	1	0.84mi
13108 Cedar Rd Unit 13108 Cleveland Heights, OH	4.0	2.0	2116	$1,450	$0.69	24d	1	0.85mi
3062 E Derbyshire Rd Cleveland, OH	3.0	1.0	1650	$3,000	$1.82	24d	1	0.85mi
13108 Cedar Rd Cleveland, OH	4.0	2.0	2116	$1,500	$0.71	24d	1	0.85mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	44d	1	0.87mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	24d	1	0.90mi
1695 Glenmont Rd Unit Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	24d	1	0.94mi
1695 Glenmont Rd Unit 1695 Glenmont Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	8d	1	0.94mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	0.96mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	24d	1	0.96mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	24d	1	0.99mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	16d	1	1.02mi
2772 Lancashire Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1295	$1,400	$1.08	24d	1	1.04mi
2772 Lancashire Rd Cleveland, OH	3.0	1.0	1295	$1,400	$1.08	8d	2	1.04mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	16d	1	1.05mi
12908 Cedar Rd Cleveland, OH	5.0	1.5	1650	$2,600	$1.58	20d	1	1.07mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	1.08mi
2113 Stillman Rd Cleveland, OH	3.0	1.0	1372	$1,150	$0.84	16d	1	1.10mi
3300 Dellwood Rd Cleveland, OH	3.0	1.0	1560	$1,585	$1.02	15d	1	1.11mi
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	3d	1	1.13mi
2819 E Derbyshire Rd Unit 2nd Floor Cleveland Heights, OH	3.0	1.0	1400	$1,500	$1.07	24d	1	1.14mi
2729 Euclid Heights Blvd Apt 4 Cleveland, OH	3.0	1.0	1400	$1,500	$1.07	24d	1	1.14mi
2075 Coventry Rd Unit 2 Cleveland Heights, OH	3.0	1.0	1443	$1,695	$1.17	3d	1	1.15mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	1.20mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	1.23mi

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 136 DOM
2. 2026-06-17
   days on market $124,900 Active 135 DOM
3. 2026-06-16
   days on market $124,900 Active 134 DOM
4. 2026-06-15
   days on market $124,900 Active 133 DOM
5. 2026-06-13
   days on market $124,900 Active 131 DOM
6. 2026-06-09
   days on market $124,900 Active 127 DOM
7. 2026-06-08
   days on market $124,900 Active 126 DOM
8. 2026-06-07
   statusdays on market $124,900 Active 125 DOM
9. 2026-04-07
   status Active
10. 2025-12-04
    status Pending
11. 2025-09-23
    listed $124,900 Active
12. 2002-07-23
    historical
13. 2002-03-23
    listed $104,900
14. 2002-03-17
    historical
15. 2001-09-21
    listed $104,900
16. 1994-09-21
    soldstatus $81,000
17. 1994-08-10
    soldstatus $81,000
18. 1994-04-27
    listed $85,000
19. 1983-08-17
    soldstatus $29,500

ⓘ 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: $4,511 · $376/mo
• Projected year-2 tax: $4,511 · $376/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: $21,012
• − Mortgage interest: −$6,996
• − Property taxes: −$4,511
• − Insurance: −$624
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$3,633
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,151/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

+323.4% since first listed

11 events — show timeline

• 2026-04-07 Relisted — MLSNOW
• 2025-12-04 Pending — MLSNOW
• 2025-09-23 Listed $124,900 MLSNOW
• 2002-07-23 Listing Removed — MLSNOW
• 2002-03-23 Listed $104,900 MLSNOW
• 2002-03-17 Listing Removed — MLSNOW
• 2001-09-21 Listed $104,900 MLSNOW
• 1994-09-21 Sold (MLS) $81,000 MLSNOW
• 1994-08-10 Sold (Public Records) $81,000 Public Records
• 1994-04-27 Listed $85,000 MLSNOW
• 1983-08-17 Sold (Public Records) $29,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,511 · -8.6% YoY. Source: county tax records.