4201 Lambert Rd · South Euclid, OH 44121

$190,000

3 bd · 2.0 ba · 1,219 sqft · SingleFamily public records · 7 Days on market

Built 1946 5,623 sqft lot Est $173k · 10% 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 +11.9/30.0
• 1% rule +4.4/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• DSCR +3.5/10.0
• ARV discount +3.1/15.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4201 Lambert Rd in South Euclid, a stunning fully renovated home that perfectly blends modern elegance with everyday comfort. Renovated inside and out, this property shines from the moment you arrive—featuring a freshly painted exterior, beautiful curb appeal, and a meticulously landscaped yard that makes a lasting first impression. Step inside to find a bright, stylish interior where every detail has been thoughtfully updated. The home offers a sleek, modern kitchen, beautifully refreshed bathrooms, and a warm, inviting living space highlighted by a charming fireplace—perfect for cozy nights at home or entertaining guests. Major improvements bring peace of mind, incl

Key facts

• Fully renovated home
• Charming fireplace
• Refreshed bathrooms

Tags

• FULLY RENOVATED HOME
• FRESHLY PAINTED EXTERIOR
• METICULOUSLY LANDSCAPED YARD
• MODERN KITCHEN
• REFRESHED BATHROOMS
• CHARMING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (6.0% below list).
• Recommended offer: $179k (6.0% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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 $105k; list at $190k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,523 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $173,098
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4201 Lambert Rd	0.00mi	3/2.0	1,219 (0%)	1mo	$195,000	$160	99
4189 Ellison Rd	0.06mi	3/2.0	1,178 (-3%)	1mo	$211,000	$179	90
4186 Lambert Rd	0.04mi	3/1.0	1,250 (+2%)	0mo	$201,000	$161	89
1567 S Belvoir Blvd	0.35mi	3/1.5	1,314 (+8%)	1mo	$235,000	$179	68
1362 Villa Dr	0.67mi	3/2.0	1,225 (+0%)	0mo	$150,000	$122	67
4142 Eastway Rd	0.64mi	3/1.5	1,146 (-6%)	2mo	$163,000	$142	56
4041 Wilmington Rd	0.46mi	3/1.0	1,350 (+11%)	2mo	$170,000	$126	55
4037 Wilmington Rd	0.47mi	3/1.0	1,351 (+11%)	2mo	$127,000	$94	55
1376 Avondale Rd	0.65mi	3/1.0	1,288 (+6%)	3mo	$145,000	$113	54
4158 Wyncote Rd	0.57mi	3/1.5	1,357 (+11%)	1mo	$190,000	$140	52
4157 Verona Rd	0.47mi	3/2.0	1,398 (+15%)	3mo	$235,000	$168	51
1375 Winston	0.68mi	3/1.5	1,364 (+12%)	2mo	$109,600	$80	45

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: -13.3%
• Equity multiple: 0.50×
• Total profit: $-26,496
• Equity at exit: $28,330

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $5,437
• Equity at exit: $16,428

Cash invested: $53,200 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$996
• Tax from tax record: −$382 /mo · $4,584/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-47

Break-even live

Break-even rent $1,845

Max offer price $181,662

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $7	+0% $-47	+5% $-101	+10% $-155
Rent	-10% $-188	-5% $-118	+0% $-47	+5% $23	+10% $94
Rate	-1.0pp $48	-0.5pp $1	base $-47	+0.5pp $-96	+1.0pp $-147

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	5d	1	0.09mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	0.23mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	0.25mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	18d	1	0.51mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	16d	1	0.52mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	0.54mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	4d	1	0.59mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	0.60mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	0.67mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	25d	1	0.72mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	46d	1	0.78mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	3d	1	0.81mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	5d	1	0.83mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	0.85mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	18d	1	0.86mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	0.88mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	0.92mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	0.92mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	25d	1	0.94mi
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$2,240	$2.63	3d	19	0.97mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	1.00mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.06mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	19d	1	1.09mi
4350 Silsby Rd Cleveland, OH	3.0	2.5	1366	$2,600	$1.90	3d	1	1.12mi
2231 S Green Rd Unit 2 Cleveland, OH	2.0	1.0	1500	$1,800	$1.20	3d	1	1.14mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	6d	1	1.29mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	6d	1	1.30mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	25d	1	1.30mi
13641 Cedar Rd University Heights, OH	2.0	1.0	1036	$1,350	$1.30	25d	1	1.30mi
2381 Warrensville Center Rd Unit UP University Heights, OH	2.0	1.0	1200	$1,400	$1.17	25d	1	1.31mi
2657 Noble Rd Cleveland, OH	2.0	1.0	850	$975	$1.15	21d	1	1.32mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	5d	1	1.35mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	4d	18	1.38mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	3d	26	1.41mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	4d	1	1.42mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	6d	1	1.49mi

Listing history 25 events

1. 2026-04-23
   status Pending
2. 2026-04-15
   listed $190,000 Active
3. 2026-04-02
   historical
4. 2026-03-20
   price $195,000
5. 2026-03-07
   price $205,000
6. 2026-02-19
   price $215,000
7. 2026-01-21
   listed $230,000 Active
8. 2025-12-05
   historical
9. 2025-12-04
   price $188,500
10. 2025-10-07
    price $198,500
11. 2025-09-16
    price $199,500
12. 2025-08-14
    price $219,000
13. 2025-08-02
    listed $225,000 Active
14. 2025-07-14
    soldstatus $105,000
15. 2024-09-19
    historical
16. 2024-09-11
    listed $134,000 Active
17. 2018-02-01
    historical
18. 2017-04-05
    historical Contingent
19. 2017-03-15
    status Active
20. 2017-02-23
    historical
21. 2017-02-22
    listed $59,900 Active
22. 2003-12-31
    soldstatus $107,900
23. 2003-12-29
    soldstatus $107,000
24. 2003-07-13
    listed $110,000
25. 1973-03-01
    soldstatus $27,500

ⓘ 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: $4,584 · $382/mo
• Projected year-2 tax: $4,584 · $382/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 ≥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: $21,423
• − Mortgage interest: −$10,643
• − Property taxes: −$4,584
• − Insurance: −$950
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,527
• Taxable loss: −$3,709
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $324/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

+590.9% since first listed

25 events — show timeline

• 2026-04-23 Pending — MLSNOW
• 2026-04-15 Listed $190,000 MLSNOW
• 2026-04-02 Listing Removed — MLSNOW
• 2026-03-20 Price Changed $195,000 MLSNOW
• 2026-03-07 Price Changed $205,000 MLSNOW
• 2026-02-19 Price Changed $215,000 MLSNOW
• 2026-01-21 Listed $230,000 MLSNOW
• 2025-12-05 Listing Removed — MLSNOW
• 2025-12-04 Price Changed $188,500 MLSNOW
• 2025-10-07 Price Changed $198,500 MLSNOW
• 2025-09-16 Price Changed $199,500 MLSNOW
• 2025-08-14 Price Changed $219,000 MLSNOW
• 2025-08-02 Listed $225,000 MLSNOW
• 2025-07-14 Sold (Public Records) $105,000 Public Records
• 2024-09-19 Listing Removed — MLSNOW
• 2024-09-11 Listed $134,000 MLSNOW
• 2018-02-01 Listing Removed — MLSNOW
• 2017-04-05 Contingent — MLSNOW
• 2017-03-15 Relisted — MLSNOW
• 2017-02-23 Listing Removed — MLSNOW
• 2017-02-22 Listed $59,900 MLSNOW
• 2003-12-31 Sold (MLS) $107,900 MLSNOW
• 2003-12-29 Sold (Public Records) $107,000 Public Records
• 2003-07-13 Listed $110,000 MLSNOW
• 1973-03-01 Sold (Public Records) $27,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,584 · +9.9% YoY. Source: county tax records.