22350 Tracy Ave · Euclid, OH 44123

$100,888

3 bd · 2.0 ba · 1,262 sqft · SingleFamily public records · 29 Days on market

Built 1924 5,270 sqft lot $80/sqft · 21% below area Est $128k · 21% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2 full bath home offering charm, functionality, and a convenient location in Euclid. The inviting front porch provides the perfect space to relax and unwind, adding to the home’s curb appeal. Inside, you’ll find beautiful original woodwork and classic built-ins that bring warmth and character throughout. The layout offers comfortable living spaces with plenty of natural light, making it easy to feel right at home. Recent improvements include a newer driveway and a spacious 2-car garage, providing both convenience and ample parking. Located directly across from the middle school, this home offers easy access to everyday needs, while being just minutes from shopping, freeway access, and the scenic shoreline of Euclid Beach Park. Whether you’re looking for your next home or a solid investment opportunity, this property combines location, character, and value. Schedule your showing today! Seller will order the POS with an accepted offer.

Key facts

• 5,270 sq ft lot
• 2 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $99k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.7% in Euclid — 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 77/100 on livability (#204 in OH, #3,149 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, commute F, employment D-.
• Euclid City (suburban): math 14% / reading 28% proficiency, ranked #625 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.3%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $698 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 + 5.3% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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 $24k; list at $101k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,374 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 5.9

CMA / ARV

• ARV (median comp): $127,517
• List price: $100,888
• Delta: -20.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 E 232nd St	0.27mi	3/1.5	1,288 (+2%)	1mo	$109,000	$85	81
20801 Morris Ave	0.50mi	3/2.0	1,244 (-1%)	2mo	$174,500	$140	73
21130 Arbor Ave	0.42mi	3/2.0	1,213 (-4%)	2mo	$179,900	$148	73
21001 Wilmore Ave	0.42mi	3/1.5	1,202 (-5%)	1mo	$208,000	$173	70
21250 Milan Ave	0.45mi	4/1.0 (+1)	1,285 (+2%)	3mo	$150,000	$117	65
20931 Priday	0.56mi	3/1.0	1,200 (-5%)	2mo	$109,600	$91	60
21771 Ball Ave	0.30mi	3/1.0	1,093 (-13%)	0mo	$140,000	$128	59
20700 Crystal Ave	0.65mi	4/1.5 (+1)	1,287 (+2%)	2mo	$109,600	$85	58
21131 Morris Ave	0.37mi	4/1.0 (+1)	1,440 (+14%)	0mo	$134,500	$93	50
273 E 208th St	0.74mi	3/1.0	1,174 (-7%)	1mo	$150,000	$128	49
20770 Morris Ave	0.50mi	3/1.0	1,081 (-14%)	1mo	$155,000	$143	48
22000 Kennison Ave	0.69mi	3/1.5	1,100 (-13%)	1mo	$180,000	$164	44

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.30×
• Total profit: $8,415
• Equity at exit: $15,043

10-year hold

• IRR: 18.8%
• Equity multiple: 2.75×
• Total profit: $49,465
• Equity at exit: $8,723

Cash invested: $28,249 (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 44123

• Home prices YoY: -25.0%
• Rents YoY: 5.3%
• Active inventory: 96
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$529
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $335

Break-even live

Break-even rent $996

Max offer price $100,888

Occupancy floor 71%

Sensitivity live

Price	-10% $392	-5% $364	+0% $335	+5% $307	+10% $278
Rent	-10% $223	-5% $279	+0% $335	+5% $391	+10% $447
Rate	-1.0pp $386	-0.5pp $361	base $335	+0.5pp $309	+1.0pp $283

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: $25,222
• Closing costs: $3,027
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	17d	1	0.03mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	45d	1	0.16mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	24d	1	0.17mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	45d	1	0.32mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	17d	1	0.34mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	21d	1	0.34mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	22d	1	0.38mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	2d	1	0.38mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	21d	1	0.43mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	8d	1	0.45mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	13d	1	0.46mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	0.49mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	0.51mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	45d	1	0.55mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	45d	1	0.58mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	45d	1	0.58mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	13d	1	0.61mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	45d	1	0.62mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	45d	1	0.62mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	8d	1	0.63mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	45d	1	0.65mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	45d	1	0.66mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	24d	1	0.72mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	45d	1	0.76mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	17d	1	0.82mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	2d	1	0.82mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	45d	1	0.84mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	15d	1	0.88mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	22d	1	0.95mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	0.96mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	3d	1	0.99mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	4d	1	0.99mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	24d	1	1.03mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	45d	1	1.05mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	24d	1	1.09mi
25170 Treadwell Ave Euclid, OH	2.0	1.0	1248	$1,297	$1.04	45d	1	1.13mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	24d	1	1.14mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	2d	1	1.14mi
18800 Pasnow Ave Cleveland, OH	3.0	1.0	1348	$1,350	$1.00	17d	1	1.14mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	24d	1	1.15mi

Listing history 21 events

1. 2026-05-07
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to this well-maintained 3-bedroom, 2 full bath home offering charm, functionality, and a convenient location in Euclid. The inviting front porch provides the perfect space to relax and unwind, adding to the home’s curb appeal. Inside, you’ll find beautiful original woodwork and classic built-ins that bring warmth and character throughout. The layout offers comfortable living spaces with plenty of natural light, making it easy to feel right at home. Recent improvements include a newer driveway and a spacious 2-car garage, providing both convenience and ample parking. Located directly across from the middle school, this home offers easy access to everyday needs, while being just minutes from shopping, freeway access, and the scenic shoreline of Euclid Beach Park. Whether you’re looking for your next home or a solid investment opportunity, this property combines location, character, and value. Schedule your showing today! Seller will order the POS with an accepted offer.

2. 2026-04-13
   status Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to this well-maintained 3-bedroom, 2 full bath home offering charm, functionality, and a convenient location in Euclid. The inviting front porch provides the perfect space to relax and unwind, adding to the home’s curb appeal. Inside, you’ll find beautiful original woodwork and classic built-ins that bring warmth and character throughout. The layout offers comfortable living spaces with plenty of natural light, making it easy to feel right at home. Recent improvements include a newer driveway and a spacious 2-car garage, providing both convenience and ample parking. Located directly across from the middle school, this home offers easy access to everyday needs, while being just minutes from shopping, freeway access, and the scenic shoreline of Euclid Beach Park. Whether you’re looking for your next home or a solid investment opportunity, this property combines location, character, and value. Schedule your showing today! Seller will order the POS with an accepted offer.

3. 2026-04-13
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to this well-maintained 3-bedroom, 2 full bath home offering charm, functionality, and a convenient location in Euclid. The inviting front porch provides the perfect space to relax and unwind, adding to the home’s curb appeal. Inside, you’ll find beautiful original woodwork and classic built-ins that bring warmth and character throughout. The layout offers comfortable living spaces with plenty of natural light, making it easy to feel right at home. Recent improvements include a newer driveway and a spacious 2-car garage, providing both convenience and ample parking. Located directly across from the middle school, this home offers easy access to everyday needs, while being just minutes from shopping, freeway access, and the scenic shoreline of Euclid Beach Park. Whether you’re looking for your next home or a solid investment opportunity, this property combines location, character, and value. Schedule your showing today! Seller will order the POS with an accepted offer.

4. 2026-04-08
   listed $100,888 Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to this well-maintained 3-bedroom, 2 full bath home offering charm, functionality, and a convenient location in Euclid. The inviting front porch provides the perfect space to relax and unwind, adding to the home’s curb appeal. Inside, you’ll find beautiful original woodwork and classic built-ins that bring warmth and character throughout. The layout offers comfortable living spaces with plenty of natural light, making it easy to feel right at home. Recent improvements include a newer driveway and a spacious 2-car garage, providing both convenience and ample parking. Located directly across from the middle school, this home offers easy access to everyday needs, while being just minutes from shopping, freeway access, and the scenic shoreline of Euclid Beach Park. Whether you’re looking for your next home or a solid investment opportunity, this property combines location, character, and value. Schedule your showing today! Seller will order the POS with an accepted offer.

5. 2013-05-24
   soldstatus $24,200 472-char remark

   Show marketing remark (472 chars)

   This is a Fannie Mae Homepath property. This colonial has a finished third floor, which can be 3rd. bedroom. It also offers a fireplace in the living room, with built-ins in the dining room. It offers a basement and garage, Conveniently located to shopping, park and public transportation is available. It is an easy commute to downtown Cleveland, hospitals, universities, and museums. All information is approximate. First 15 days of listing, owner occupant offers only.

6. 2013-03-04
   listed $16,500 472-char remark

   Show marketing remark (472 chars)

   This is a Fannie Mae Homepath property. This colonial has a finished third floor, which can be 3rd. bedroom. It also offers a fireplace in the living room, with built-ins in the dining room. It offers a basement and garage, Conveniently located to shopping, park and public transportation is available. It is an easy commute to downtown Cleveland, hospitals, universities, and museums. All information is approximate. First 15 days of listing, owner occupant offers only.

7. 2011-06-14
   historical
8. 2011-01-17
   historical
9. 2011-01-14
   listed $29,000
10. 2010-01-04
    listed $29,900
11. 2009-02-20
    historical
12. 2008-02-28
    historical
13. 2008-02-20
    listed $94,900
14. 2007-08-07
    listed $134,900
15. 2006-01-26
    soldstatus $109,900
16. 2005-07-28
    historical
17. 2005-04-29
    listed $74,500
18. 1998-04-20
    soldstatus $91,500
19. 1998-04-14
    soldstatus $91,500
20. 1997-10-23
    listed $89,900
21. 1986-10-29
    soldstatus $54,000

ⓘ 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: $2,591 · $216/mo
• Projected year-2 tax: $2,591 · $216/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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,047
• − Mortgage interest: −$5,651
• − Property taxes: −$2,591
• − Insurance: −$504
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,935
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,390/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: Euclid City
• NCES district ID: 3904395
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $36,385
• Composite: 17.39/100
• National rank: #9067
• State rank: #625 of 656 in OH

Livability — Euclid

• Score: 77/100
• State rank: #204
• US rank: #3149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 41,855
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,050
• Household income: $55,676
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1085.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -62.82%
• Current HPI: 188.4932
• Rent YoY: ▲ 5.28%
• 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

+86.8% since first listed

21 events — show timeline

• 2026-05-07 Pending — MLSNOW
• 2026-04-13 Relisted — MLSNOW
• 2026-04-13 Pending — MLSNOW
• 2026-04-08 Listed $100,888 MLSNOW
• 2013-05-24 Sold (MLS) $24,200 MLSNOW
• 2013-03-04 Listed $16,500 MLSNOW
• 2011-06-14 Listing Removed — MLSNOW
• 2011-01-17 Listing Removed — MLSNOW
• 2011-01-14 Listed $29,000 MLSNOW
• 2010-01-04 Listed $29,900 MLSNOW
• 2009-02-20 Listing Removed — MLSNOW
• 2008-02-28 Listing Removed — MLSNOW
• 2008-02-20 Listed $94,900 MLSNOW
• 2007-08-07 Listed $134,900 MLSNOW
• 2006-01-26 Sold (Public Records) $109,900 Public Records
• 2005-07-28 Listing Removed — MLSNOW
• 2005-04-29 Listed $74,500 MLSNOW
• 1998-04-20 Sold (MLS) $91,500 MLSNOW
• 1998-04-14 Sold (Public Records) $91,500 Public Records
• 1997-10-23 Listed $89,900 MLSNOW
• 1986-10-29 Sold (Public Records) $54,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,591 · -8.2% YoY. Source: county tax records.