17415 Winslow Rd · Shaker Heights, OH 44120

$289,999

4 bd · 3.0 ba · 2,536 sqft · MultiFamily public records · 9 Days on market

Built 1925 5,850 sqft lot $114/sqft · 28% above area Est $226k · 28% over

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Endless opportunity awaits in this 2, possible 3 unit home located in the Historic District in Shaker Heights. The first and second units are identical in layout and feature a large living room with wood burning fireplaces which open to a dining room with built in cabinets and crown molding. Each unit has 2 bedrooms with built in storage/drawers in the hallway. The bottom unit has carpet throughout with hardwood floors underneath. The kitchen has an abundance of Formica counter tops and cabinet space with undermount lighting and features stainless steel Bosch appliances. The full bathroom has a jetted tub with shower and pedestal sink. The kitchen in the upstairs unit features space for an eating area and built in storage/pantry along with stainless steel stove and refrigerator. The full bathroom has a vinyl floor and tub/shower combination with pedestal sink. The second bedrooms in both units provide access to the back porch/deck. The third floor could be transformed into a third re

Key facts

• Formal dining room
• 5,850 sq ft lot
• 2 garage spots

Tags

• LIVING ROOM WITH FIREPLACE
• FORMAL DINING ROOM
• STRONG INCOME POTENTIAL

Property features AI

Exterior

• Parking: Detached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single building; Approximately 2,536 above-grade finished area
• Construction: Asphalt shingle roof; Built (year per public records)
• Exterior features: Shake and wood siding

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 5 bedrooms
• Bathrooms: Three full bathrooms total; Unit with 1 bathroom; Unit with 2 bathrooms
• Heating & cooling: Forced air heating
• Interior features: Concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $978 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Cap rate 10.3% vs local median 2.5% in Shaker 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 89/100 on livability (#15 in OH, #134 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Shaker Heights City (suburban): math 50% / reading 63% proficiency, ranked #309 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $4,186/mo this rent would consume 107% of the median local household income ($47k/yr) (locally 2289% 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 $2k of loan paydown is wiped out by about $9k 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 + 3.3% rent growth), your $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $230k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,999

Questions for the listing agent

1. Built in 1925 — 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. Schools are A-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. 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 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: 1.44% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.46%
• DSCR: 1.64
• GRM: 5.8

CMA / ARV

• ARV (median comp): $226,490
• List price: $289,999
• Delta: 28.04%
• 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
3560 Avalon Rd	0.22mi	5/3.0 (+1)	2,618 (+3%)	6mo	$194,587	$74	74
3541 Daleford Rd	0.17mi	4/2.0	2,608 (+3%)	14mo	$205,000	$79	72
3550 Daleford Rd	0.19mi	4/3.0	2,268 (-11%)	4mo	$342,500	$151	71
17624 Winslow Rd	0.09mi	4/3.0	2,268 (-11%)	11mo	$270,000	$119	69
3643 Lindholm Rd	0.47mi	4/3.0	2,368 (-7%)	8mo	$100,000	$42	61
3557 Hildana Rd	0.59mi	4/3.5	2,690 (+6%)	9mo	$300,000	$112	53
18705 Newell Rd	0.51mi	4/3.5	2,472 (-2%)	21mo	$252,500	$102	52
3566 Daleford Rd	0.22mi	4/2.0	2,268 (-11%)	20mo	$187,000	$82	52
3625 Ingleside Rd	0.35mi	4/2.0	2,377 (-6%)	22mo	$217,500	$92	51
3619 Strathavon Rd	0.36mi	4/3.5	2,280 (-10%)	22mo	$220,000	$96	46
3654 Hildana Rd	0.71mi	4/2.0	2,454 (-3%)	20mo	$200,000	$81	41
3634 Hildana Rd	0.69mi	4/2.0	2,446 (-4%)	22mo	$150,000	$61	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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $17,024
• Equity at exit: $43,240

10-year hold

• IRR: 15.2%
• Equity multiple: 2.26×
• Total profit: $102,070
• Equity at exit: $25,074

Cash invested: $81,200 (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 44120

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,186 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$687 /mo · $8,243/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $978

Break-even live

Break-even rent $2,947

Max offer price $289,999

Occupancy floor 72%

Sensitivity live

Price	-10% $1,143	-5% $1,061	+0% $978	+5% $896	+10% $814
Rent	-10% $648	-5% $813	+0% $978	+5% $1,144	+10% $1,309
Rate	-1.0pp $1,124	-0.5pp $1,052	base $978	+0.5pp $903	+1.0pp $827

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,696
1× unit	3	1	$1,489
Total (3 units)			$4,186

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17424 Winslow Rd Cleveland, OH	4.0	2.0	1995	$2,200	$1.10	17d	1	0.07mi
16818 Kenyon Rd Unit 2 Shaker Heights, OH	4.0	1.0	1900	$1,900	$1.00	5d	1	0.28mi
3601 Glencairn Rd Shaker Heights, OH	3.0	1.5	1890	$1,500	$0.79	44d	1	0.45mi
3578 Latimore Rd Shaker Heights, OH	3.0	1.5	2113	$2,200	$1.04	2d	1	0.50mi
3653 Winchell Rd Unit 2 Shaker Heights, OH	5.0	3.0	1775	$2,350	$1.32	44d	1	0.66mi
2975 Claremont Rd Shaker Heights, OH	5.0	3.0	3241	$3,200	$0.99	12d	1	0.82mi
18801 Invermere Ave Cleveland, OH	3.0	2.5	2134	$2,200	$1.03	2d	1	0.86mi
19601 Van Aken Blvd Shaker Heights, OH	1.0–4.0	1.0–4.0	1977	$4,400	$2.23	22d	1	0.86mi
2868 Lee Rd Cleveland, OH	4.0	2.5	3390	$4,100	$1.21	44d	1	1.00mi
20005 Farnsleigh Rd Shaker Heights, OH	1.0–3.0	1.0–3.5	1407	$7,815	$5.55	2d	8	1.01mi
19406 Wickfield Ave Warrensville Heights, OH	3.0	1.5	1934	$2,650	$1.37	2d	1	1.02mi

Listing history 12 events

1. 2026-06-08
   statusdays on market $289,999 Pending 9 DOM
2. 2026-06-07
   days on market $289,999 Active 8 DOM
3. 2026-06-03
   days on market $289,999 Active 4 DOM
4. 2026-06-02
   status $289,999 Active 3 DOM
5. 2026-05-04
   status Pending 578-char remark
6. 2026-04-29
   listed $289,999 Active 578-char remark
7. 2023-05-01
   soldstatus $230,000
8. 2023-04-28
   soldstatus $230,000 Closed 999-char remark

   Show marketing remark (999 chars)

   Endless opportunity awaits in this 2, possible 3 unit home located in the Historic District in Shaker Heights. The first and second units are identical in layout and feature a large living room with wood burning fireplaces which open to a dining room with built in cabinets and crown molding. Each unit has 2 bedrooms with built in storage/drawers in the hallway. The bottom unit has carpet throughout with hardwood floors underneath. The kitchen has an abundance of Formica counter tops and cabinet space with undermount lighting and features stainless steel Bosch appliances. The full bathroom has a jetted tub with shower and pedestal sink. The kitchen in the upstairs unit features space for an eating area and built in storage/pantry along with stainless steel stove and refrigerator. The full bathroom has a vinyl floor and tub/shower combination with pedestal sink. The second bedrooms in both units provide access to the back porch/deck. The third floor could be transformed into a third re

9. 2023-04-10
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Endless opportunity awaits in this 2, possible 3 unit home located in the Historic District in Shaker Heights. The first and second units are identical in layout and feature a large living room with wood burning fireplaces which open to a dining room with built in cabinets and crown molding. Each unit has 2 bedrooms with built in storage/drawers in the hallway. The bottom unit has carpet throughout with hardwood floors underneath. The kitchen has an abundance of Formica counter tops and cabinet space with undermount lighting and features stainless steel Bosch appliances. The full bathroom has a jetted tub with shower and pedestal sink. The kitchen in the upstairs unit features space for an eating area and built in storage/pantry along with stainless steel stove and refrigerator. The full bathroom has a vinyl floor and tub/shower combination with pedestal sink. The second bedrooms in both units provide access to the back porch/deck. The third floor could be transformed into a third re

10. 2023-03-24
    historical Contingent 999-char remark

    Show marketing remark (999 chars)

    Endless opportunity awaits in this 2, possible 3 unit home located in the Historic District in Shaker Heights. The first and second units are identical in layout and feature a large living room with wood burning fireplaces which open to a dining room with built in cabinets and crown molding. Each unit has 2 bedrooms with built in storage/drawers in the hallway. The bottom unit has carpet throughout with hardwood floors underneath. The kitchen has an abundance of Formica counter tops and cabinet space with undermount lighting and features stainless steel Bosch appliances. The full bathroom has a jetted tub with shower and pedestal sink. The kitchen in the upstairs unit features space for an eating area and built in storage/pantry along with stainless steel stove and refrigerator. The full bathroom has a vinyl floor and tub/shower combination with pedestal sink. The second bedrooms in both units provide access to the back porch/deck. The third floor could be transformed into a third re

11. 2023-03-17
    listed $230,000 Active 999-char remark

    Show marketing remark (999 chars)

    Endless opportunity awaits in this 2, possible 3 unit home located in the Historic District in Shaker Heights. The first and second units are identical in layout and feature a large living room with wood burning fireplaces which open to a dining room with built in cabinets and crown molding. Each unit has 2 bedrooms with built in storage/drawers in the hallway. The bottom unit has carpet throughout with hardwood floors underneath. The kitchen has an abundance of Formica counter tops and cabinet space with undermount lighting and features stainless steel Bosch appliances. The full bathroom has a jetted tub with shower and pedestal sink. The kitchen in the upstairs unit features space for an eating area and built in storage/pantry along with stainless steel stove and refrigerator. The full bathroom has a vinyl floor and tub/shower combination with pedestal sink. The second bedrooms in both units provide access to the back porch/deck. The third floor could be transformed into a third re

12. 1985-12-26
    soldstatus $89,000

ⓘ 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: $8,243 · $687/mo
• Projected year-2 tax: $8,243 · $687/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 ≥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: $50,232
• − Mortgage interest: −$16,244
• − Property taxes: −$8,243
• − Insurance: −$1,450
• − Repairs & maintenance: −$4,019
• − Management: −$4,019
• − Depreciation: −$8,436
• Taxable income: $7,821
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $9,864/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: Shaker Heights City
• NCES district ID: 3904475
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $69,421
• Composite: 49.98/100
• National rank: #1928
• State rank: #309 of 656 in OH

Livability — Shaker Heights

• Score: 89/100
• State rank: #15
• US rank: #134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shaker Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 69,880
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 33,202
• Household income: $47,126
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2289.0

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 (68%)
• Race & ethnicity: Black 68% White 21% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% 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: ▼ -201.50%
• Current HPI: 108.2487
• Rent YoY: ▲ 3.34%
• 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

+225.8% since first listed

10 events — show timeline

• 2026-06-08 Pending — MLSNOW
• 2026-06-02 Relisted — MLSNOW
• 2026-05-04 Pending — MLSNOW
• 2026-04-29 Listed $289,999 MLSNOW
• 2023-05-01 Sold (Public Records) $230,000 Public Records
• 2023-04-28 Sold (MLS) $230,000 MLSNOW
• 2023-04-10 Pending — MLSNOW
• 2023-03-24 Contingent — MLSNOW
• 2023-03-17 Listed $230,000 MLSNOW
• 1985-12-26 Sold (Public Records) $89,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $8,243 · +13.4% YoY. Source: county tax records.