4510 Telhurst Rd · South Euclid, OH 44121

$175,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 3 Days on market

Built 1928 9,252 sqft lot $130/sqft · 6% above area Est $166k · 6% over

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Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +4.9/15.0
• 1% rule +4.7/10.0
• DSCR +4.5/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath gem filled with warmth and comfort throughout. Relax by the cozy fireplace in the living room or enjoy peaceful mornings on the large covered front porch. Fresh new carpeting in the bedrooms and the spacious 3-season room, along with new paint throughout the home, adds a fresh, inviting feel, while the 3-season room offers beautiful views of the large backyard — perfect for entertaining, relaxing, or simply enjoying the outdoors. The backyard also features a fenced-in area ideal for a dog run or gardening space. Major updates including a newer roof, furnace, air conditioner, and hot water heater provide added peace of mind for years to c

Key facts

• Newer furnace
• Fenced-in area
• Newer roof

Tags

• LARGE COVERED FRONT PORCH
• 3-SEASON ROOM
• FENCED-IN AREA
• NEWER ROOF
• NEWER FURNACE
• NEWER AIR CONDITIONER

Property features AI

Exterior

• Parking: Detached garage with front-facing door; Garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story detached home; Faces north; Home warranty included
• Construction: Built (year per public records); Aluminum siding; Asphalt/fiberglass shingle roof; Full unfinished basement
• Exterior features: Dog run; Rear covered porch; Front covered porch; Glass-enclosed porch; Shed(s)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); Gas fireplace with glass doors in the living room
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (2.7% below list).
• Recommended offer: $170k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rowland Elementary School (math 27% / reading 32%, grade F, #1,158 of 1,584 statewide, top 75%, 434 students, 50% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,231 (2.7% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (median comp): $165,602
• List price: $175,000
• Delta: 5.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1567 S Belvoir Blvd	0.61mi	3/1.5	1,314 (-3%)	1mo	$235,000	$179	64
4410 Lucille Ave	0.29mi	3/1.0	1,175 (-13%)	2mo	$169,000	$144	64
1183 Argonne Rd	0.68mi	3/1.0	1,308 (-3%)	3mo	$140,000	$107	60
4322 Tamalga Dr	0.37mi	2/1.5 (-1)	1,236 (-8%)	2mo	$190,000	$154	60
4838 N Sedgewick Rd	0.66mi	3/2.5	1,328 (-2%)	4mo	$330,000	$248	57
1376 Avondale Rd	0.72mi	3/1.0	1,288 (-5%)	3mo	$145,000	$113	56
1503 Sheridan Rd	0.47mi	3/1.5	1,510 (+12%)	1mo	$237,500	$157	55
4365 Adrian Rd	0.51mi	3/2.0	1,204 (-11%)	2mo	$136,200	$113	52
1362 Villa Dr	0.67mi	3/2.0	1,225 (-9%)	0mo	$150,000	$122	49
1114 Homestead Rd	0.61mi	3/2.0	1,204 (-11%)	1mo	$211,000	$175	49
4345 W Anderson Rd	0.63mi	4/2.0 (+1)	1,494 (+11%)	1mo	$195,000	$131	43
4872 Oakland Dr	0.69mi	3/1.0	1,550 (+15%)	2mo	$212,200	$137	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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.63×
• Total profit: $-18,229
• Equity at exit: $26,093

10-year hold

• IRR: 4.5%
• Equity multiple: 1.39×
• Total profit: $18,993
• Equity at exit: $15,131

Cash invested: $49,000 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$918
• Tax from tax record: −$304 /mo · $3,647/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $50

Break-even live

Break-even rent $1,639

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $100	+0% $50	+5% $1	+10% $-49
Rent	-10% $-84	-5% $-17	+0% $50	+5% $118	+10% $185
Rate	-1.0pp $138	-0.5pp $95	base $50	+0.5pp $5	+1.0pp $-41

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	18d	1	0.11mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	3d	1	0.49mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	0.64mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	45d	1	0.67mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	18d	1	0.77mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	0.87mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	0.91mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	45d	1	0.97mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	4d	1	1.04mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	45d	1	1.06mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	1.08mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	1.10mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	1.11mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	1.13mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	1.17mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.31mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	1.33mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	1.33mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	1.40mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	16d	1	1.46mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.47mi

Listing history 2 events

1. 2026-05-17
   status Pending 1087-char remark
2. 2026-05-14
   listed $175,000 Active 1087-char remark

ⓘ 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: $3,647 · $304/mo
• Projected year-2 tax: $3,647 · $304/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,428
• − Mortgage interest: −$9,803
• − Property taxes: −$3,647
• − Insurance: −$875
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,091
• Taxable loss: −$2,256
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,145/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

2 events — show timeline

• 2026-05-17 Pending — MLSNOW
• 2026-05-14 Listed $175,000 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $3,647 · +8.9% YoY. Source: county tax records.