875 E 236th St · Euclid, OH 44123

$115,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 5 Days on market

Built 1922 7,501 sqft lot Est $135k · 15% 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 +26.5/30.0
• ARV discount +14.3/15.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• 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

Lovely older brick colonial with fenced yard and front porch. Home is located close to freeway access, schools, shopping, and restaurants. Home is in good condition but will need some minor repairs. Buyer will have to assume the city point of sale violations. See report in attachments. Being sold as is.

Key facts

• Hot water tank
• Updated electrical
• Real hardwood floors

Tags

• BRAND NEW FURNACE
• HOT WATER TANK
• UPDATED ELECTRICAL
• UPDATED ROOF
• REAL HARDWOOD FLOORS
• OVERSIZED FENCED BACKYARD

Property features AI

Finance

• Financial info: Annual property tax reported (2025)

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Asphalt roof; Brick veneer and frame construction with glass and natural materials
• Construction: Built according to public records; Asphalt roof; Brick veneer, frame, glass and natural building materials
• Exterior features: Full backyard fencing

Interior

• Bedrooms: Total of 6 rooms (bedrooms and living spaces included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating; Hot water heating; Steam heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.5% vs local median 6.8% 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 $795 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $18k; list at $115k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1922 — 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. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22901 Arms Ave	0.27mi	3/1.0	1,092 (-3%)	6mo	$95,000	$87	77
22670 Arms Ave	0.34mi	3/2.0	1,100 (-2%)	3mo	$148,000	$135	73
860 E 232nd St	0.09mi	3/1.5	1,288 (+14%)	1mo	$109,000	$85	69
21771 Ball Ave	0.57mi	3/1.0	1,093 (-3%)	0mo	$140,000	$128	68
24350 Stephen Ave	0.38mi	3/2.0	1,059 (-6%)	0mo	$185,000	$175	68
23901 Colbourne Rd	0.47mi	3/1.0	1,184 (+5%)	5mo	$75,000	$63	66
21440 Fuller Ave	0.68mi	3/2.0	1,170 (+4%)	5mo	$140,000	$120	54
24251 Puritan Rd	0.75mi	3/1.0	1,200 (+6%)	1mo	$132,000	$110	54
24571 Alberton Rd	0.62mi	3/2.5	1,206 (+7%)	4mo	$166,500	$138	51
21670 Wilmore Ave	0.57mi	3/2.0	1,032 (-8%)	6mo	$140,000	$136	50
21250 Wilmore Ave	0.68mi	3/1.0	978 (-13%)	0mo	$59,400	$61	46
21170 Wilmore Ave	0.71mi	3/2.0	978 (-13%)	0mo	$107,100	$110	40

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,203
• Equity at exit: $17,147

10-year hold

• IRR: 15.0%
• Equity multiple: 2.34×
• Total profit: $43,303
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$603
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $305

Break-even live

Break-even rent $1,046

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $370	-5% $338	+0% $305	+5% $273	+10% $240
Rent	-10% $192	-5% $249	+0% $305	+5% $362	+10% $418
Rate	-1.0pp $363	-0.5pp $334	base $305	+0.5pp $275	+1.0pp $245

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	2d	1	0.09mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	44d	1	0.30mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	17d	1	0.34mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	24d	1	0.37mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	13d	1	0.42mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	2d	1	0.47mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	17d	1	0.48mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	44d	1	0.51mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	8d	1	0.55mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	24d	1	0.56mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	44d	1	0.59mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	0.59mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	22d	1	0.60mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	15d	1	0.66mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	44d	1	0.69mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	0.70mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	20d	1	0.71mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	44d	1	0.71mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	8d	1	0.74mi
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	44d	1	0.77mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	21d	1	0.77mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	5d	1	0.77mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	44d	1	0.78mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	13d	1	0.80mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	44d	1	0.80mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	24d	1	0.83mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	2d	1	0.86mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	24d	1	0.86mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	44d	1	0.91mi
25170 Treadwell Ave Euclid, OH	2.0	1.0	1248	$1,297	$1.04	44d	1	0.92mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	44d	1	0.94mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	44d	1	0.95mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	44d	1	0.96mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	24d	1	0.96mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	44d	1	1.00mi
26251 Brush Ave Euclid, OH	2.0–3.0	1.0	769	$1,600	$2.08	2d	2	1.04mi
20231 Crystal Ave Euclid, OH	2.0	1.0	833	$799	$0.96	17d	1	1.07mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	44d	1	1.09mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	24d	1	1.09mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	5d	1	1.10mi

Listing history 4 events

1. 2026-06-21
   days on market $115,000 Active 5 DOM
2. 2026-06-18
   days on market $115,000 Active 2 DOM
3. 2026-06-17
   remarks 681-char remark
4. 2026-06-17
   listed $115,000 Active 1 DOM

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,104 · $175/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: $17,187
• − Mortgage interest: −$6,442
• − Property taxes: −$2,104
• − Insurance: −$575
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,345
• Taxable income: $1,971
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $3,189/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

+191.1% since first listed

11 events — show timeline

• 2026-06-16 Listed $115,000 MLSNOW
• 2012-10-04 Sold (MLS) $18,000 MLSNOW
• 2012-07-24 Listed $24,900 MLSNOW
• 2011-04-11 Listing Removed — MLSNOW
• 2011-02-11 Listed $39,900 MLSNOW
• 2010-12-15 Listing Removed — MLSNOW
• 2010-06-15 Listed $39,900 MLSNOW
• 2005-05-12 Sold (Public Records) $101,000 Public Records
• 2005-05-05 Listing Removed — MLSNOW
• 2004-11-05 Listed $99,900 MLSNOW
• 1977-09-01 Sold (Public Records) $39,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,104 · -6.9% YoY. Source: county tax records.