4017 Eastway Rd · South Euclid, OH 44121

$150,000

3 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 86 Days on market

Built 1925 7,801 sqft lot $98/sqft · 24% below area Est $198k · 24% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.9/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3 bedroom 1.5 bathroom colonial in the heart of South Euclid. The bright living room has a ton of windows, a beautiful fireplace, that opens to the dining room with built-ins. There is an office/all seasons room off the dining room. The eat in kitchen has a ton of potential and a half bath. There are 3 bedrooms and a full bath upstairs. Don't miss out!

Key facts

• Half bath
• Beautiful fireplace
• Eat in kitchen

Tags

• BRIGHT LIVING ROOM
• BEAUTIFUL FIREPLACE
• DINING ROOM WITH BUILT-INS
• OFFICE ALL SEASONS ROOM
• EAT IN KITCHEN
• HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.9% in South 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 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.
• Market conditions: Rents rising fast (+6.8%/yr); 148 active listings in the ZIP; 40 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).
• This rent runs 30% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $4k 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 + 6.8% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (median comp): $198,177
• List price: $150,000
• Delta: -24.31%
• 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
4198 Wyncote Rd	0.34mi	3/2.0	1,502 (-1%)	1mo	$210,000	$140	79
4158 Wyncote Rd	0.27mi	3/1.5	1,357 (-11%)	1mo	$190,000	$140	68
3750 Bainbridge Rd	0.59mi	3/2.0	1,508 (-1%)	1mo	$259,900	$172	68
3733 E Antisdale Rd	0.55mi	3/1.5	1,582 (+4%)	1mo	$155,000	$98	67
4250 Eastway Rd	0.44mi	3/2.0	1,686 (+11%)	0mo	$190,000	$113	60
3798 Grosvenor Rd	0.42mi	3/2.0	1,340 (-12%)	2mo	$275,000	$205	57
3697 Washington Blvd	0.61mi	3/1.5	1,662 (+9%)	0mo	$261,000	$157	56
4331 Baintree Rd	0.73mi	4/1.5 (+1)	1,467 (-4%)	0mo	$330,000	$225	55
1936 Revere Rd	0.62mi	3/2.5	1,671 (+10%)	1mo	$251,500	$151	50
2353 Charney Rd	0.74mi	3/2.0	1,682 (+10%)	1mo	$375,000	$223	45
3748 Berkeley Rd	0.62mi	4/2.5 (+1)	1,729 (+14%)	1mo	$282,000	$163	39
3638 Washington Blvd	0.74mi	4/3.0 (+1)	1,663 (+9%)	1mo	$200,000	$120	38

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $8,335
• Equity at exit: $22,365

10-year hold

• IRR: 17.8%
• Equity multiple: 2.77×
• Total profit: $74,143
• Equity at exit: $12,969

Cash invested: $42,000 (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: 148
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$787
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $389

Break-even live

Break-even rent $1,446

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $474	-5% $431	+0% $389	+5% $346	+10% $304
Rent	-10% $236	-5% $312	+0% $389	+5% $465	+10% $542
Rate	-1.0pp $464	-0.5pp $427	base $389	+0.5pp $350	+1.0pp $310

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	3d	1	0.08mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	15d	1	0.12mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	45d	1	0.16mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	2d	1	0.23mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	17d	1	0.27mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.33mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	17d	1	0.40mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	2d	1	0.42mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	20d	1	0.46mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	17d	1	0.49mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	24d	1	0.50mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	18d	1	0.50mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	44d	1	0.53mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	24d	1	0.53mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	3d	1	0.55mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	24d	1	0.64mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	8d	1	0.64mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	5d	1	0.69mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	17d	1	0.70mi
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$2,240	$2.63	2d	19	0.71mi
2381 Warrensville Center Rd Unit UP University Heights, OH	2.0	1.0	1200	$1,400	$1.17	24d	1	0.71mi
2267 Edgerton Rd University Heights, OH	3.0	1.5	1958	$1,750	$0.89	17d	1	0.72mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	5d	1	0.76mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	24d	1	0.76mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	0.80mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	44d	1	0.80mi
4350 Silsby Rd Cleveland, OH	3.0	2.5	1366	$2,600	$1.90	2d	1	0.80mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	0.80mi
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	3d	1	0.91mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	24d	1	0.95mi
2452 Bromley Rd University Heights, OH	4.0	2.5	2219	$2,800	$1.26	24d	1	0.95mi
3982 Meadowbrook Blvd University Heights, OH	3.0	1.5	1650	$2,200	$1.33	2d	1	0.97mi
4470 Silsby Rd Cleveland, OH	3.0	1.5	1654	$2,400	$1.45	2d	1	0.99mi
2539 Warrensville Center Rd Unit Down Cleveland, OH	3.0	2.0	1652	$2,400	$1.45	2d	1	1.00mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	2d	1	1.01mi
2231 S Green Rd Unit 2 Cleveland, OH	2.0	1.0	1500	$1,800	$1.20	2d	1	1.01mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	44d	1	1.01mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	17d	1	1.06mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	1.13mi
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	22d	1	1.15mi

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 86 DOM
2. 2026-06-17
   days on market $150,000 Active 85 DOM
3. 2026-06-16
   days on market $150,000 Active 84 DOM
4. 2026-06-15
   days on market $150,000 Active 83 DOM
5. 2026-06-13
   days on market $150,000 Active 81 DOM
6. 2026-06-13
   days on market $150,000 Active 80 DOM
7. 2026-06-09
   days on market $150,000 Active 77 DOM
8. 2026-06-08
   days on market $150,000 Active 76 DOM
9. 2026-06-07
   days on market $150,000 Active 75 DOM
10. 2026-06-05
    days on market $150,000 Active 72 DOM
11. 2026-06-03
    days on market $150,000 Active 71 DOM
12. 2026-06-02
    pricedays on market $150,000 Active 70 DOM
13. 2026-06-01
    days on market $155,000 Active 69 DOM
14. 2026-05-31
    days on market $155,000 Active 68 DOM
15. 2026-05-01
    price $155,000 375-char remark

    Show marketing remark (375 chars)

    Welcome home to this 3 bedroom 1.5 bathroom colonial in the heart of South Euclid. The bright living room has a ton of windows, a beautiful fireplace, that opens to the dining room with built-ins. There is an office/all seasons room off the dining room. The eat in kitchen has a ton of potential and a half bath. There are 3 bedrooms and a full bath upstairs. Don't miss out!

16. 2026-03-23
    listed $165,000 Active 375-char remark

    Show marketing remark (375 chars)

    Welcome home to this 3 bedroom 1.5 bathroom colonial in the heart of South Euclid. The bright living room has a ton of windows, a beautiful fireplace, that opens to the dining room with built-ins. There is an office/all seasons room off the dining room. The eat in kitchen has a ton of potential and a half bath. There are 3 bedrooms and a full bath upstairs. Don't miss out!

17. 2001-01-05
    soldstatus $115,000
18. 2000-10-22
    historical
19. 2000-06-27
    listed $108,900
20. 1991-05-07
    soldstatus $78,500
21. 1989-10-11
    soldstatus $47,000
22. 1977-08-01
    soldstatus $40,000

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $3,514 · $293/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 2/10 Low 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: $23,250
• − Mortgage interest: −$8,402
• − Property taxes: −$3,514
• − Insurance: −$750
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$4,364
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $4,064/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

+287.5% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $155,000 MLSNOW
• 2026-03-23 Listed $165,000 MLSNOW
• 2001-01-05 Sold (Public Records) $115,000 Public Records
• 2000-10-22 Listing Removed — MLSNOW
• 2000-06-27 Listed $108,900 MLSNOW
• 1991-05-07 Sold (Public Records) $78,500 Public Records
• 1989-10-11 Sold (Public Records) $47,000 Public Records
• 1977-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,514 · +9.9% YoY. Source: county tax records.