1484 E 135th St · East Cleveland, OH 44112

$99,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 20 Days on market

Built 1920 4,761 sqft lot $85/sqft · 128% above area ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Welcome to 1484 E 135th St in East Cleveland, a colonial home offering a blend of classic character and thoughtful updates throughout. Fresh paint enhances much of the interior, creating a clean and refreshed feel from the moment you arrive. A welcoming front porch leads to the front door, opening into a foyer that sets the tone for the home's inviting layout. From the foyer, the space flows into the living room, where updated flooring extends across the first floor, creating a cohesive and modern look. Toward the back of the home, the kitchen features updated cabinetry and countertops, offering a solid foundation for future customization. Appliances are not included, allowing the next owne

Key facts

• Finished bonus room
• Updated flooring
• Updated cabinetry

Tags

• WELCOMING FRONT PORCH
• UPDATED FLOORING
• UPDATED CABINETRY
• FINISHED BONUS ROOM
• AMPLE STORAGE
• DEEP BACKYARD

Property features AI

Finance

• Financial info: Annual tax amount listed (2025)

Exterior

• Parking: No garage; property lists 2 garage spaces in records
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Above-grade finished area recorded at 1,176
• Construction: Asbestos and vinyl siding exterior; Asphalt shingle roof
• Exterior features: Lot recorded at approximately 0.1093 acres

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating with radiators
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 17.4% in East Cleveland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,200/mo this rent would consume 50% 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 $691 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 + 5.2% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
4. 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?
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: 1.20% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (median comp): $43,775
• List price: $99,900
• Delta: 185.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 E 133rd St	0.14mi	3/1.0	1,232 (+5%)	6mo	$30,000	$24	81
13500 Claiborne Rd	0.12mi	3/1.0	1,297 (+10%)	5mo	$44,500	$34	73
14205 Savannah Ave	0.23mi	3/1.5	1,160 (-1%)	17mo	$40,000	$34	71
14312 Scioto Ave	0.35mi	3/1.0	1,090 (-7%)	2mo	$23,500	$22	70
1371 E 141st St	0.28mi	3/1.0	1,216 (+3%)	19mo	$16,500	$14	66
1273 E 135th St	0.40mi	4/1.0 (+1)	1,256 (+7%)	3mo	$65,000	$52	62
14200 Scioto Ave	0.30mi	3/1.0	1,256 (+7%)	17mo	$48,500	$39	61
13412 5th Ave	0.30mi	3/1.0	1,251 (+6%)	18mo	$86,000	$69	60
1358 E 134th St	0.23mi	3/1.0	1,286 (+9%)	17mo	$42,500	$33	59
1367 Shawview Ave	0.50mi	3/1.0	1,273 (+8%)	8mo	$22,000	$17	56
1227 E 135th St	0.48mi	3/1.0	1,312 (+12%)	15mo	$65,000	$50	46
14619 Elm Ave	0.55mi	3/1.0	1,008 (-14%)	17mo	$65,000	$64	36

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $6,384
• Equity at exit: $14,895

10-year hold

• IRR: 16.9%
• Equity multiple: 2.52×
• Total profit: $42,578
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$524
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $313

Break-even live

Break-even rent $804

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 E 134th St Unit up East Cleveland, OH	2.0	1.0	1150	$850	$0.74	10d	1	0.06mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	24d	1	0.15mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	0.23mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	0.24mi
14009 Mayfair Ave Unit 1 East Cleveland, OH	2.0	1.0	764	$1,200	$1.57	44d	1	0.29mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	44d	1	0.29mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.30mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.33mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	0.35mi
14835 Euclid Ave Cleveland, OH	1.0–2.0	1.0	712	$850	$1.19	44d	12	0.56mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	24d	1	0.65mi
1801 Stanwood Rd Unit 13 East Cleveland, OH	2.0	1.0	800	$900	$1.12	44d	1	0.66mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	44d	1	0.67mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	44d	1	0.70mi
1867 N Taylor Rd Apt 309 Cleveland, OH	2.0	1.0	850	$700	$0.82	44d	1	0.91mi
13605 Terrace Rd Unit RD-5 East Cleveland, OH	2.0	1.0	700	$850	$1.21	44d	1	1.05mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	44d	1	1.05mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	1.05mi
13540 Superior Rd Cleveland, OH	1.0–2.0	1.0	655	$850	$1.30	16d	2	1.08mi
13420 Euclid Ave Unit 13444-214 East Cleveland, OH	2.0	1.0	800	$850	$1.06	44d	1	1.08mi
13420 Euclid Ave Unit 1817-307 East Cleveland, OH	2.0	1.0	800	$850	$1.06	24d	1	1.08mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	2d	39	1.15mi
1338 Lakeview Rd Unit Down Cleveland, OH	3.0	1.0	1000	$1,900	$1.90	24d	1	1.29mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	1.36mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	16d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 20 DOM
2. 2026-06-17
   days on market $99,900 Active 19 DOM
3. 2026-06-16
   days on market $99,900 Active 18 DOM
4. 2026-06-15
   days on market $99,900 Active 17 DOM
5. 2026-06-13
   days on market $99,900 Active 15 DOM
6. 2026-06-13
   days on market $99,900 Active 14 DOM
7. 2026-06-09
   days on market $99,900 Active 11 DOM
8. 2026-06-08
   days on market $99,900 Active 10 DOM
9. 2026-06-07
   days on market $99,900 Active 9 DOM
10. 2026-06-05
    days on market $99,900 Active 6 DOM
11. 2026-06-03
    days on market $99,900 Active 5 DOM
12. 2026-06-02
    days on market $99,900 Active 4 DOM
13. 2026-06-01
    days on market $99,900 Active 3 DOM
14. 2026-05-31
    days on market $99,900 Active 2 DOM
15. 2026-04-15
    listed $124,900 Active 1447-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: $837 · $70/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$361/yr (+$30/mo · 43.1%)

ⓘ 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: $14,401
• − Mortgage interest: −$5,596
• − Property taxes: −$837
• − Insurance: −$500
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,906
• Taxable income: $2,258
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,212/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

-20.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $99,900 MLSNOW
• 2026-05-26 Listing Removed — MLSNOW
• 2026-04-15 Listed $124,900 MLSNOW

Property tax history

+11.9%/yr

Latest (2025): $837 · +0.0% YoY. Source: county tax records.