20980 Priday Ave · Euclid, OH 44123

$89,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 17 Days on market

Built 1947 5,131 sqft lot $75/sqft · 32% below area Est $133k · 32% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Possible Short Sale * Buyer to assume City of Euclid violations *

Key facts

• Large picture window
• Bright living room
• Brick colonial

Tags

• BRICK COLONIAL
• TWO-STORY BRICK EXTERIOR
• BRIGHT LIVING ROOM
• LARGE PICTURE WINDOW
• HARDWOOD FLOORS
• CROWN MOLDING

Property features AI

Exterior

• Parking: Detached paved parking; Off-street parking; Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2 stories; Built (year per public records); Asphalt shingle roof; Slab foundation
• Construction: Brick construction
• Exterior features: City lot; Garage(s) on property

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Crown molding; Eat-in kitchen; Natural woodwork; Double-pane, insulated, and storm windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 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.
• Zoned schools: Arbor Elementary School (math 17% / reading 28%, grade F, #1,239 of 1,584 statewide, top 78%, 370 students, 0% FRL); Euclid Middle School (math 10% / reading 22%, grade F, #624 of 654 statewide, top 96%, 934 students, 0% FRL); Euclid High School (math 7% / reading 33%, grade F, #675 of 781 statewide, top 87%, 1,618 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 96 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 34y 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 $13k; list at $90k implies a 592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.52% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 5.5

CMA / ARV

• ARV (median comp): $132,515
• List price: $89,900
• Delta: -32.16%
• 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
20931 Priday	0.03mi	3/1.0	1,200 (0%)	2mo	$109,600	$91	97
21001 Wilmore Ave	0.18mi	3/1.5	1,202 (+0%)	1mo	$208,000	$173	88
273 E 208th St	0.26mi	3/1.0	1,174 (-2%)	1mo	$150,000	$128	83
20330 S Lake Shore Blvd	0.25mi	4/1.0 (+1)	1,184 (-1%)	0mo	$164,000	$139	81
20700 Crystal Ave	0.12mi	4/1.5 (+1)	1,287 (+7%)	2mo	$109,600	$85	74
21771 Ball Ave	0.26mi	3/1.0	1,093 (-9%)	0mo	$140,000	$128	73
20770 Morris Ave	0.27mi	3/1.0	1,081 (-10%)	1mo	$155,000	$143	70
115 E 211th St	0.59mi	3/2.0	1,197 (-0%)	1mo	$188,000	$157	67
22000 Kennison Ave	0.48mi	3/1.5	1,100 (-8%)	1mo	$180,000	$164	61
860 E 232nd St	0.75mi	3/1.5	1,288 (+7%)	1mo	$109,000	$85	50
19070 Meredith Ave	0.72mi	2/1.5 (-1)	1,062 (-12%)	1mo	$145,000	$137	40
161 E 216th St	0.70mi	3/2.5	1,053 (-12%)	2mo	$215,000	$204	39

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: 10.3%
• Equity multiple: 1.42×
• Total profit: $10,548
• Equity at exit: $13,404

10-year hold

• IRR: 21.4%
• Equity multiple: 3.04×
• Total profit: $51,416
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$471
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $343

Break-even live

Break-even rent $930

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $394	-5% $368	+0% $343	+5% $317	+10% $292
Rent	-10% $235	-5% $289	+0% $343	+5% $397	+10% $450
Rate	-1.0pp $388	-0.5pp $366	base $343	+0.5pp $319	+1.0pp $296

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	0.04mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	45d	1	0.19mi
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	45d	1	0.23mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	23d	1	0.25mi
20231 Crystal Ave Euclid, OH	2.0	1.0	833	$799	$0.96	18d	1	0.27mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	45d	1	0.28mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	45d	1	0.32mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	18d	1	0.37mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	45d	1	0.40mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	9d	1	0.41mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.41mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	21d	1	0.42mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	25d	1	0.43mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	25d	1	0.44mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	9d	1	0.44mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	45d	1	0.48mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	45d	1	0.50mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	18d	1	0.52mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	45d	1	0.56mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	22d	1	0.59mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	14d	1	0.60mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	25d	1	0.65mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	45d	1	0.67mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	23d	1	0.72mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	5d	1	0.74mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	6d	1	0.76mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	3d	1	0.78mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	18d	1	0.78mi
18800 Pasnow Ave Cleveland, OH	3.0	1.0	1348	$1,350	$1.00	18d	1	0.80mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	45d	1	0.81mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	14d	1	0.81mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	45d	1	0.95mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	45d	1	1.00mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	16d	1	1.03mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	45d	1	1.05mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	25d	1	1.08mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	14d	1	1.14mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	3d	1	1.17mi

Listing history 19 events

1. 2026-05-18
   status Pending 1951-char remark
2. 2026-05-01
   listed $89,900 Active 1951-char remark
3. 2024-03-08
   historical $1,095
4. 2024-03-06
   price $1,095
5. 2024-02-09
   listed $1,145
6. 2024-02-02
   historical $1,200
7. 2024-01-19
   listed $1,200
8. 2012-07-03
   soldstatus $13,000 68-char remark

   Show marketing remark (68 chars)

   Possible Short Sale * Buyer to assume City of Euclid violations *

9. 2011-10-15
   listed $19,900 68-char remark

   Show marketing remark (68 chars)

   Possible Short Sale * Buyer to assume City of Euclid violations *

10. 2011-05-20
    historical
11. 2010-12-20
    listed $34,000
12. 1993-05-28
    soldstatus $63,900
13. 1993-05-26
    soldstatus $62,500
14. 1993-04-02
    listed $63,900
15. 1993-03-31
    historical
16. 1993-02-03
    historical
17. 1993-01-29
    listed $63,900
18. 1992-08-03
    listed $63,900
19. 1977-03-01
    soldstatus $32,000

ⓘ 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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/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: $16,369
• − Mortgage interest: −$5,036
• − Property taxes: −$2,713
• − Insurance: −$450
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,615
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,407/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

+180.9% since first listed

19 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-01 Listed $89,900 MLSNOW
• 2024-03-08 Rental Removed $1,095 YESMLS
• 2024-03-06 Price Changed $1,095 YESMLS
• 2024-02-09 Listed for Rent $1,145 YESMLS
• 2024-02-02 Rental Removed $1,200 YESMLS
• 2024-01-19 Listed for Rent $1,200 YESMLS
• 2012-07-03 Sold (MLS) $13,000 MLSNOW
• 2011-10-15 Listed $19,900 MLSNOW
• 2011-05-20 Listing Removed — MLSNOW
• 2010-12-20 Listed $34,000 MLSNOW
• 1993-05-28 Sold (MLS) $63,900 MLSNOW
• 1993-05-26 Sold (Public Records) $62,500 Public Records
• 1993-04-02 Listed $63,900 MLSNOW
• 1993-03-31 Listing Removed — MLSNOW
• 1993-02-03 Listing Removed — MLSNOW
• 1993-01-29 Listed $63,900 MLSNOW
• 1992-08-03 Listed $63,900 MLSNOW
• 1977-03-01 Sold (Public Records) $32,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,713 · -0.0% YoY. Source: county tax records.