1888 Beersford Rd · East Cleveland, OH 44112

$48,000

6 bd · 2.5 ba · 2,096 sqft · SingleFamily public records · 112 Days on market

Built 1901 7,749 sqft lot $23/sqft · 55% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Calling all visionaries, renovators, and HGTV dreamers—this spacious 6-bedroom upper unit is ready for its glow-up. While it needs a full rehab, the home offers inherent charm, a strong and functional floorplan, and generous square footage that make the potential undeniable. This is a rare opportunity to bring a classic space back to life and truly make it your own. Roll up your sleeves, bring your contractor, and let your imagination do the rest.

Key facts

• 7,749 sq ft lot
• Parking
• Built 1901

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.4% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $1,912/mo this rent would consume 80% 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 $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 34y ago; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $48k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.98% ✓
• Cap rate: 34.37%
• Cash-on-cash: 100.28%
• DSCR: 5.46
• GRM: 2.1

CMA / ARV

• ARV (median comp): $106,185
• List price: $48,000
• Delta: -54.80%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1884 Beersford Rd	0.01mi	5/2.0 (-1)	2,010 (-4%)	11mo	$168,900	$84	77
1892 Beersford Rd	0.01mi	7/2.0 (+1)	2,267 (+8%)	21mo	$125,000	$55	62
1744 Northfield Ave	0.47mi	5/1.0 (-1)	1,947 (-7%)	9mo	$48,000	$25	48
1848 Stanwood Rd	0.57mi	5/1.5 (-1)	1,894 (-10%)	14mo	$105,000	$55	36
14216 Northfield Ave	0.56mi	5/1.5 (-1)	1,816 (-13%)	17mo	$60,000	$33	28

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: —
• Equity multiple: 6.06×
• Total profit: $68,062
• Equity at exit: $7,157

10-year hold

• IRR: —
• Equity multiple: 13.64×
• Total profit: $169,842
• Equity at exit: $4,150

Cash invested: $13,440 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,123

Break-even live

Break-even rent $491

Max offer price $48,000

Occupancy floor 36%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	0.84mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	1.11mi
3201 Whitethorn Rd Unit 3203 Cleveland Heights, OH	5.0	1.5	1485	$1,725	$1.16	23d	1	1.12mi
1853 Noble Rd Cleveland, OH	7.0	2.0	2387	$600	$0.25	43d	1	1.24mi
1339 E 115th St Cleveland, OH	5.0	2.0	1550	$2,000	$1.29	16d	1	1.35mi

Listing history 29 events

1. 2026-06-18
   days on market $48,000 Active 112 DOM
2. 2026-06-17
   days on market $48,000 Active 111 DOM
3. 2026-06-16
   days on market $48,000 Active 110 DOM
4. 2026-06-15
   days on market $48,000 Active 109 DOM
5. 2026-06-13
   days on market $48,000 Active 107 DOM
6. 2026-06-13
   days on market $48,000 Active 106 DOM
7. 2026-06-09
   days on market $48,000 Active 103 DOM
8. 2026-06-08
   days on market $48,000 Active 102 DOM
9. 2026-06-07
   days on market $48,000 Active 101 DOM
10. 2026-06-05
    days on market $48,000 Active 98 DOM
11. 2026-06-03
    days on market $48,000 Active 97 DOM
12. 2026-06-02
    days on market $48,000 Active 96 DOM
13. 2026-06-01
    days on market $48,000 Active 95 DOM
14. 2026-05-31
    days on market $48,000 Active 94 DOM
15. 2026-04-24
    price $48,000 457-char remark

    Show marketing remark (457 chars)

    Calling all visionaries, renovators, and HGTV dreamers—this spacious 6-bedroom upper unit is ready for its glow-up. While it needs a full rehab, the home offers inherent charm, a strong and functional floorplan, and generous square footage that make the potential undeniable. This is a rare opportunity to bring a classic space back to life and truly make it your own. Roll up your sleeves, bring your contractor, and let your imagination do the rest.

16. 2026-04-03
    price $50,000 457-char remark

    Show marketing remark (457 chars)

    Calling all visionaries, renovators, and HGTV dreamers—this spacious 6-bedroom upper unit is ready for its glow-up. While it needs a full rehab, the home offers inherent charm, a strong and functional floorplan, and generous square footage that make the potential undeniable. This is a rare opportunity to bring a classic space back to life and truly make it your own. Roll up your sleeves, bring your contractor, and let your imagination do the rest.

17. 2026-03-12
    status Active 457-char remark

    Show marketing remark (457 chars)

    Calling all visionaries, renovators, and HGTV dreamers—this spacious 6-bedroom upper unit is ready for its glow-up. While it needs a full rehab, the home offers inherent charm, a strong and functional floorplan, and generous square footage that make the potential undeniable. This is a rare opportunity to bring a classic space back to life and truly make it your own. Roll up your sleeves, bring your contractor, and let your imagination do the rest.

18. 2026-02-06
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Calling all visionaries, renovators, and HGTV dreamers—this spacious 6-bedroom upper unit is ready for its glow-up. While it needs a full rehab, the home offers inherent charm, a strong and functional floorplan, and generous square footage that make the potential undeniable. This is a rare opportunity to bring a classic space back to life and truly make it your own. Roll up your sleeves, bring your contractor, and let your imagination do the rest.

19. 2026-01-23
    listed $55,000 Active 457-char remark

    Show marketing remark (457 chars)

    Calling all visionaries, renovators, and HGTV dreamers—this spacious 6-bedroom upper unit is ready for its glow-up. While it needs a full rehab, the home offers inherent charm, a strong and functional floorplan, and generous square footage that make the potential undeniable. This is a rare opportunity to bring a classic space back to life and truly make it your own. Roll up your sleeves, bring your contractor, and let your imagination do the rest.

20. 2007-01-11
    soldstatus $14,000 247-char remark

    Show marketing remark (247 chars)

    Hud Owned. Case #412-403944 Being Sold As-is. No Disclosures. Hud Will Not Make Repairs. McB Makes No Warranty As To The Existence Of Mold In This Property And Is Not Liable For The Potential Harmful Effects Thereof. Cash Conventional Or Fha 203k.

21. 2006-09-08
    listed $12,800 247-char remark

    Show marketing remark (247 chars)

    Hud Owned. Case #412-403944 Being Sold As-is. No Disclosures. Hud Will Not Make Repairs. McB Makes No Warranty As To The Existence Of Mold In This Property And Is Not Liable For The Potential Harmful Effects Thereof. Cash Conventional Or Fha 203k.

22. 1998-02-11
    soldstatus $82,500
23. 1997-10-31
    soldstatus $28,000
24. 1992-11-25
    historical
25. 1992-11-13
    soldstatus $61,900
26. 1992-11-05
    historical
27. 1992-08-25
    listed $61,900
28. 1992-05-05
    listed $61,900
29. 1985-03-14
    soldstatus $39,300

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 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: $22,950
• − Mortgage interest: −$2,689
• − Property taxes: −$1,392
• − Insurance: −$240
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$1,396
• Taxable income: $13,560
• Est. tax owed @ 24.0%: −$3,254
• After-tax cash flow: $10,223/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

+22.1% since first listed

15 events — show timeline

• 2026-04-24 Price Changed $48,000 MLSNOW
• 2026-04-03 Price Changed $50,000 MLSNOW
• 2026-03-12 Relisted — MLSNOW
• 2026-02-06 Pending — MLSNOW
• 2026-01-23 Listed $55,000 MLSNOW
• 2007-01-11 Sold (MLS) $14,000 MLSNOW
• 2006-09-08 Listed $12,800 MLSNOW
• 1998-02-11 Sold (Public Records) $82,500 Public Records
• 1997-10-31 Sold (Public Records) $28,000 Public Records
• 1992-11-25 Listing Removed — MLSNOW
• 1992-11-13 Sold (Public Records) $61,900 Public Records
• 1992-11-05 Listing Removed — MLSNOW
• 1992-08-25 Listed $61,900 MLSNOW
• 1992-05-05 Listed $61,900 MLSNOW
• 1985-03-14 Sold (Public Records) $39,300 Public Records

Property tax history

+0.6%/yr

Latest (2024): $1,392 · +36.3% YoY. Source: county tax records.