13550 Cedar Rd · University Heights, OH 44118

$259,900

4 bd · 2.0 ba · 1,611 sqft · MultiFamily public records · 4 Days on market

Built 1940 5,998 sqft lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.8/10.0
• Livability +4.7/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this move-in ready updated all brick duplex in highly desirable area of University Heights. Great curb appeal. 2 bedrooms 1 full bath in each unit. Updated kitchens in both units with newer cabinets and countertops, several new stainless steel appliances and porcelain tile floors. Updated bathrooms. Newer hardwood floors and fireplaces in both units. Freshly painted. Upstairs unit has cathedral ceilings. Plumbing and electrical updated. 2 newer forced air furnaces. 2 car garage. Great opportunity for owner occupied or investment property.

Key facts

• Two separate units
• Updated flooring
• Ample cabinet space

Tags

• WELL MAINTAINED DUPLEX
• TWO SEPARATE UNITS
• UPDATED FLOORING
• AMPLE CABINET SPACE
• SUNROOM OVERLOOKING YARD
• NICELY SIZED BACKYARD

Property features AI

Finance

• Financial info: Annual tax reported: $4,487 (2025)

Exterior

• Parking: Detached 2-car garage; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: 2 stories
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Brick exterior; Lot size approximately 0.1377 acres

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Ceiling fans; Natural woodwork; Full unfinished basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive. Per door: $189/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 8.0% vs local median 3.6% in University Heights — 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 94/100 on livability (#1 in OH, #3 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+.
• Cleveland Heights-University Heights City (suburban): math 23% / reading 41% proficiency, ranked #568 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 258 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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 + 5.7% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 32y 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 $160k; list at $260k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-10,126
• Equity at exit: $38,752

10-year hold

• IRR: 9.0%
• Equity multiple: 1.78×
• Total profit: $56,516
• Equity at exit: $22,471

Cash invested: $72,772 (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 44118

• Rents YoY: 5.7%
• Active inventory: 258
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,814 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$374 /mo · $4,488/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $378

Break-even live

Break-even rent $2,336

Max offer price $259,900

Occupancy floor 82%

Sensitivity live

Price	-10% $525	-5% $451	+0% $378	+5% $304	+10% $231
Rent	-10% $156	-5% $267	+0% $378	+5% $489	+10% $600
Rate	-1.0pp $509	-0.5pp $444	base $378	+0.5pp $310	+1.0pp $242

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,814
Total (2 units)			$2,814

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	4d	1	0.24mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	4d	1	0.28mi
2267 Edgerton Rd University Heights, OH	3.0	1.5	1958	$1,750	$0.89	17d	1	0.42mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	3d	1	0.45mi
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	22d	1	0.48mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	17d	1	0.50mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	17d	1	0.59mi
3300 Dellwood Rd Cleveland, OH	3.0	1.0	1560	$1,585	$1.02	16d	1	0.59mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	25d	1	0.63mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	17d	1	0.63mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	17d	1	0.66mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	3d	1	0.70mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	20d	1	0.70mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	9d	1	0.78mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	25d	1	0.79mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	25d	1	0.80mi
3290 Desota Ave Cleveland, OH	4.0	1.0	1094	$1,325	$1.21	25d	1	0.83mi
13108 Cedar Rd Unit 13108 Cleveland Heights, OH	4.0	2.0	2116	$1,450	$0.69	25d	1	0.84mi
13108 Cedar Rd Cleveland, OH	4.0	2.0	2116	$1,500	$0.71	25d	1	0.84mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	5d	1	0.86mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	45d	1	0.88mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	5d	1	0.94mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	3d	1	0.94mi
2100 Cottage Grove Dr Cleveland Heights, OH	4.0	1.5	1450	$1,495	$1.03	9d	1	0.95mi
3065 E Derbyshire Rd Cleveland Heights, OH	4.0	1.0	1450	$1,495	$1.03	22d	1	0.95mi
3062 E Derbyshire Rd Cleveland, OH	3.0	1.0	1650	$3,000	$1.82	25d	1	0.96mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	25d	1	0.98mi
14422-14424 Superior Cleveland Heights, OH	5.0	1.0	1300	$2,500	$1.92	12d	1	1.00mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	3d	1	1.00mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	16d	1	1.01mi
1796 Cumberland Rd Cleveland Heights, OH	4.0	2.5	2100	$1,800	$0.86	18d	1	1.05mi
3982 Meadowbrook Blvd University Heights, OH	3.0	1.5	1650	$2,200	$1.33	3d	1	1.06mi
2539 Warrensville Center Rd Unit Down Cleveland, OH	3.0	2.0	1652	$2,400	$1.45	3d	1	1.11mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.15mi
12908 Cedar Rd Cleveland, OH	5.0	1.5	1650	$2,600	$1.58	21d	1	1.22mi
3201 Whitethorn Rd Unit 3203 Cleveland Heights, OH	5.0	1.5	1485	$1,725	$1.16	25d	1	1.25mi
2113 Stillman Rd Cleveland, OH	3.0	1.0	1372	$1,150	$0.84	17d	1	1.33mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	45d	1	1.36mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	9d	1	1.36mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	4d	1	1.37mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $259,900 Pending 4 DOM
2. 2026-06-09
   days on market $259,900 Active 2 DOM
3. 2026-06-08
   remarks 699-char remark
4. 2026-06-08
   listed $259,900 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: $4,488 · $374/mo
• Projected year-2 tax: $4,488 · $374/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,768
• − Mortgage interest: −$14,558
• − Property taxes: −$4,488
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − Depreciation: −$7,561
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $4,424/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: Cleveland Heights-University Heights City
• NCES district ID: 3904379
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $53,451
• Composite: 28.12/100
• National rank: #6822
• State rank: #568 of 656 in OH

Livability — University Heights

• Score: 94/100
• State rank: #1
• US rank: #3

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 40,715
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 40,715
• Household income: $77,555
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1847.0

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: White 57% Black 33% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.62%
• Current HPI: 204.5504
• Rent YoY: ▲ 5.70%
• 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

+163.9% since first listed

19 events — show timeline

• 2026-06-07 Listed $259,900 MLSNOW
• 2021-04-23 Sold (MLS) $160,000 MLSNOW
• 2021-04-06 Sold (Public Records) $160,000 Public Records
• 2021-02-05 Pending — MLSNOW
• 2021-02-03 Relisted — MLSNOW
• 2021-01-30 Listed $155,000 MLSNOW
• 2021-01-29 Coming Soon $155,000 MLSNOW
• 2014-07-28 Listing Removed — MLSNOW
• 2014-07-07 Listed $34,700 MLSNOW
• 2010-02-16 Listing Removed — MLSNOW
• 2009-08-07 Listed $94,900 MLSNOW
• 2008-08-19 Listing Removed — MLSNOW
• 2008-02-19 Listed $149,000 MLSNOW
• 2005-09-16 Sold (MLS) $145,000 MLSNOW
• 2005-09-09 Sold (Public Records) $145,000 Public Records
• 2005-05-23 Listed $159,900 MLSNOW
• 1994-08-31 Sold (MLS) $93,500 MLSNOW
• 1994-08-29 Sold (Public Records) $93,500 Public Records
• 1994-07-24 Listed $98,500 MLSNOW

Property tax history

-0.9%/yr

Latest (2025): $4,488 · -2.0% YoY. Source: county tax records.