3705 Sudbury Rd · Shaker Heights, OH 44120

$169,999

4 bd · 2.0 ba · 1,962 sqft · MultiFamily public records · 140 Days on market

Built 1928 4,800 sqft lot Est $219k · 23% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Built 1928

🏷️ Possibly a rental listed for sale. The $169,999 price doesn't fit this home's estimated sale value (~$219,423) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive. Per door: $456/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.5% in Shaker 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 (#15 in OH, #134 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Shaker Heights City (suburban): math 50% / reading 63% proficiency, ranked #309 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,925/mo this rent would consume 74% of the median local household income ($47k/yr) (locally 2289% 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 + 3.3% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $170k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,599 (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. 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.72% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.98%
• DSCR: 2.02
• GRM: 4.8

CMA / ARV

• ARV (median comp): $219,423
• List price: $169,999
• Delta: -22.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3653 Hildana Rd	0.16mi	4/2.0	2,110 (+8%)	1mo	$102,000	$48	79
3713 Menlo Rd	0.31mi	4/2.0	2,166 (+10%)	12mo	$65,000	$30	58
3533 Chelton Rd	0.32mi	3/2.0 (-1)	1,722 (-12%)	11mo	$225,000	$131	50
3654 3654 Avalon Road Rd #2	0.35mi	5/3.0 (+1)	2,236 (+14%)	23mo	$210,000	$94	32

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.67×
• Total profit: $31,704
• Equity at exit: $25,347

10-year hold

• IRR: 25.3%
• Equity multiple: 3.25×
• Total profit: $107,262
• Equity at exit: $14,698

Cash invested: $47,600 (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 44120

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,925 high
• Mortgage (P&I): −$891
• Tax from tax record: −$437 /mo · $5,241/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $912

Break-even live

Break-even rent $1,771

Max offer price $169,999

Occupancy floor 64%

Sensitivity live

Price	-10% $1,008	-5% $960	+0% $912	+5% $864	+10% $815
Rent	-10% $681	-5% $796	+0% $912	+5% $1,027	+10% $1,143
Rate	-1.0pp $997	-0.5pp $955	base $912	+0.5pp $868	+1.0pp $823

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,926
Total (2 units)			$2,925

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Sudbury Rd Cleveland, OH	4.0	1.5	1665	$1,900	$1.14	44d	1	0.03mi
3650 Lindholm Rd Cleveland, OH	4.0	2.0	1327	$2,099	$1.58	2d	1	0.13mi
3650 Lindholm Rd Cleveland, OH	4.0	2.0	1327	$2,099	$1.58	17d	1	0.13mi
3719 Rolliston Rd Cleveland, OH	3.0	2.0	1458	$1,910	$1.31	44d	1	0.20mi
16818 Kenyon Rd Unit 2 Shaker Heights, OH	4.0	1.0	1900	$1,900	$1.00	5d	1	0.36mi
3579 Riedham Rd Unit Up Shaker Heights, OH	4.0	2.0	1648	$1,600	$0.97	44d	1	0.39mi
3671 Daleford Rd Unit Up Shaker Heights, OH	3.0	2.0	1536	$1,675	$1.09	18d	1	0.44mi
3671 Daleford Rd Cleveland, OH	3.0	2.0	1536	$1,675	$1.09	22d	1	0.44mi
17408 Invermere Ave Cleveland, OH	4.0	1.5	1278	$1,900	$1.49	12d	1	0.46mi
3524 Daleford Rd Cleveland, OH	3.0	1.0	1700	$2,200	$1.29	17d	1	0.52mi
3578 Ingleside Rd Shaker Heights, OH	5.0	2.0	1308	$1,850	$1.41	5d	1	0.58mi
16015 Van Aken Blvd Cleveland, OH	2.0–4.0	2.0	1360	$1,395	$1.03	8d	4	0.59mi
17424 Winslow Rd Cleveland, OH	4.0	2.0	1995	$2,200	$1.10	17d	1	0.63mi
3636 Glencairn Rd Unit 2 Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	24d	1	0.73mi
3634 Glencairn Rd Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	24d	1	0.73mi
3601 Glencairn Rd Shaker Heights, OH	3.0	1.5	1890	$1,500	$0.79	44d	1	0.78mi
3348 Colwyn Rd Cleveland, OH	3.0	1.0	1330	$1,199	$0.90	24d	1	0.82mi
18313 Newell Rd Beachwood, OH	3.0	1.0	1318	$1,395	$1.06	45d	1	0.84mi
18314 Chagrin Blvd Unit 1 Shaker Heights, OH	3.0	2.0	1670	$1,600	$0.96	18d	1	0.85mi
3578 Latimore Rd Shaker Heights, OH	3.0	1.5	2113	$2,200	$1.04	2d	1	0.88mi
3653 Winchell Rd Unit 2 Shaker Heights, OH	5.0	3.0	1775	$2,350	$1.32	44d	1	0.95mi
3614 Lynnfield Rd Shaker Heights, OH	4.0	2.0	1584	$1,450	$0.92	17d	1	0.99mi
3665 Lynnfield Rd Unit UP Shaker Heights, OH	4.0	2.0	1600	$1,849	$1.16	44d	1	1.01mi
18801 Invermere Ave Cleveland, OH	3.0	2.5	2134	$2,200	$1.03	2d	1	1.01mi
19406 Wickfield Ave Warrensville Heights, OH	3.0	1.5	1934	$2,650	$1.37	2d	1	1.21mi
19333 Van Aken Blvd Shaker Heights, OH	3.0	2.0	1500	$2,075	$1.38	44d	1	1.32mi
14108 Becket Rd Cleveland, OH	4.0	3.5	1660	$2,206	$1.33	44d	1	1.33mi
19714 Shakerwood Rd Warrensville Heights, OH	3.0	1.5	1344	$1,695	$1.26	44d	1	1.36mi
19601 Van Aken Blvd Shaker Heights, OH	1.0–4.0	1.0–4.0	1977	$4,400	$2.23	22d	1	1.39mi
4309 E 142nd St Cleveland, OH	4.0	2.0	1311	$1,943	$1.48	2d	1	1.44mi

Listing history 39 events

1. 2026-06-18
   days on market $169,999 Active 140 DOM
2. 2026-06-17
   days on market $169,999 Active 139 DOM
3. 2026-06-16
   days on market $169,999 Active 138 DOM
4. 2026-06-15
   days on market $169,999 Active 137 DOM
5. 2026-06-13
   days on market $169,999 Active 135 DOM
6. 2026-06-13
   days on market $169,999 Active 134 DOM
7. 2026-06-09
   days on market $169,999 Active 131 DOM
8. 2026-06-08
   days on market $169,999 Active 130 DOM
9. 2026-06-07
   days on market $169,999 Active 129 DOM
10. 2026-06-03
    days on market $169,999 Active 125 DOM
11. 2026-06-02
    days on market $169,999 Active 124 DOM
12. 2026-06-01
    days on market $169,999 Active 123 DOM
13. 2026-05-31
    days on market $169,999 Active 122 DOM
14. 2026-04-06
    price $169,999 302-char remark

    Show marketing remark (302 chars)

    Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

15. 2026-03-24
    price $179,999 302-char remark

    Show marketing remark (302 chars)

    Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

16. 2026-03-07
    price $194,999 302-char remark

    Show marketing remark (302 chars)

    Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

17. 2026-02-11
    price $199,999 302-char remark

    Show marketing remark (302 chars)

    Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

18. 2026-01-29
    status Active 302-char remark

    Show marketing remark (302 chars)

    Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

19. 2025-12-04
    listed $209,999 Active 302-char remark

    Show marketing remark (302 chars)

    Collect almost $3,000/mo with this Shaker duplex. Email agent for market rent roll & video tour along with complete investment analysis, drone footage, information on the mechanical systems of the building. Professional property management availalbe. Local & out of state investors welcome!

20. 2014-03-17
    soldstatus $56,000 29-char remark

    Show marketing remark (29 chars)

    Both units have a Bonus Room.

21. 2014-03-16
    historical 29-char remark

    Show marketing remark (29 chars)

    Both units have a Bonus Room.

22. 2014-03-14
    soldstatus $56,000
23. 2012-12-29
    listed $60,000 29-char remark

    Show marketing remark (29 chars)

    Both units have a Bonus Room.

24. 2012-10-19
    historical
25. 2012-04-19
    listed $72,000
26. 2011-10-07
    historical
27. 2011-04-07
    listed $72,000
28. 2011-02-17
    historical
29. 2010-08-17
    listed $70,000
30. 2010-05-09
    historical
31. 2009-11-09
    listed $119,900
32. 2009-09-29
    historical
33. 2009-06-29
    listed $124,900
34. 2008-06-13
    soldstatus $31,900
35. 2008-06-03
    historical
36. 2008-03-03
    listed $41,900
37. 2006-10-11
    soldstatus $221,000
38. 2005-02-07
    soldstatus $165,000
39. 1984-09-28
    soldstatus $61,500

ⓘ 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: $5,241 · $437/mo
• Projected year-2 tax: $5,241 · $437/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 · 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: $35,100
• − Mortgage interest: −$9,523
• − Property taxes: −$5,241
• − Insurance: −$850
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − Depreciation: −$4,945
• Taxable income: $8,925
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $8,798/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: Shaker Heights City
• NCES district ID: 3904475
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $69,421
• Composite: 49.98/100
• National rank: #1928
• State rank: #309 of 656 in OH

Livability — Shaker Heights

• Score: 89/100
• State rank: #15
• US rank: #134

Category grades

Amenities F Commute A+ Cost of living A Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shaker Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 69,880
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 33,202
• Household income: $47,126
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2289.0

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 (68%)
• Race & ethnicity: Black 68% White 21% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% 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: ▼ -201.50%
• Current HPI: 108.2487
• Rent YoY: ▲ 3.34%
• 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

+176.4% since first listed

26 events — show timeline

• 2026-04-06 Price Changed $169,999 MLSNOW
• 2026-03-24 Price Changed $179,999 MLSNOW
• 2026-03-07 Price Changed $194,999 MLSNOW
• 2026-02-11 Price Changed $199,999 MLSNOW
• 2026-01-29 Relisted — MLSNOW
• 2025-12-04 Listed $209,999 MLSNOW
• 2014-03-17 Sold (MLS) $56,000 MLSNOW
• 2014-03-16 Listing Removed — MLSNOW
• 2014-03-14 Sold (Public Records) $56,000 Public Records
• 2012-12-29 Listed $60,000 MLSNOW
• 2012-10-19 Listing Removed — MLSNOW
• 2012-04-19 Listed $72,000 MLSNOW
• 2011-10-07 Listing Removed — MLSNOW
• 2011-04-07 Listed $72,000 MLSNOW
• 2011-02-17 Listing Removed — MLSNOW
• 2010-08-17 Listed $70,000 MLSNOW
• 2010-05-09 Listing Removed — MLSNOW
• 2009-11-09 Listed $119,900 MLSNOW
• 2009-09-29 Listing Removed — MLSNOW
• 2009-06-29 Listed $124,900 MLSNOW
• 2008-06-13 Sold (MLS) $31,900 MLSNOW
• 2008-06-03 Listing Removed — MLSNOW
• 2008-03-03 Listed $41,900 MLSNOW
• 2006-10-11 Sold (Public Records) $221,000 Public Records
• 2005-02-07 Sold (Public Records) $165,000 Public Records
• 1984-09-28 Sold (Public Records) $61,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,241 · +1.6% YoY. Source: county tax records.