4218 Bushnell Rd · University Heights, OH 44118

$229,900

3 bd · 1.5 ba · 1,448 sqft · SingleFamily public records · 3 Days on market

Built 1943 4,800 sqft lot Est $220k · at est.

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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 +9.6/30.0
• ARV discount +5.5/15.0
• Livability +4.7/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Touched by Tradition this 3 bedroom Colonial offers a spacious 3rd floor Bonus room and many updates throughout. Formal living room w/ fireplace, formal dining room, beautiful hardwood floors. Eat in kitchen w/ appliances & newer floor. Finished Recreation room downstairs with an additional basement shower near laundry. A lovely enclosed porch and extended yard make this an amazing home for anyone looking for comfortable, quiet living close to Cleveland, and only streets away from John Carroll University. Too many updates to list, from ceiling fans, to new carpeting and paint, Must see in person to truly appreciate. Perfect for a first time home buyer, or an investor looking to add a college town rental property to their portfolio.

Key facts

• Screened porch
• Built-in bookcase
• Hardwood floors

Tags

• LIVING ROOM FIREPLACE
• BUILT-IN BOOKCASE
• HARDWOOD FLOORS
• DINING ROOM COVED MOLDING
• KITCHEN LAMINATE FLOORS
• SCREENED PORCH

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: 3-story property; Vinyl siding exterior
• Construction: Built per public records; Asphalt roof
• Exterior features: Lot dimensions approximately 40 x 120; North-facing

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 6 total rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full, partially finished basement; Living room fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (11.9% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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); 253 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 31% 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 $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $185k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,285 (12.0% 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 1943 — 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: 0.88% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $220,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4189 Bushnell Rd	0.06mi	3/1.5	1,500 (+4%)	2mo	$228,000	$152	90
4331 Baintree Rd	0.22mi	4/1.5 (+1)	1,467 (+1%)	0mo	$330,000	$225	83
4489 Silsby Rd	0.52mi	3/1.5	1,440 (-1%)	2mo	$235,000	$163	73
4198 Wyncote Rd	0.46mi	3/2.0	1,502 (+4%)	1mo	$210,000	$140	70
4130 Wyncote Rd	0.49mi	3/2.0	1,479 (+2%)	3mo	$190,000	$128	69
4158 Wyncote Rd	0.47mi	3/1.5	1,357 (-6%)	1mo	$190,000	$140	67
4157 Verona Rd	0.56mi	3/2.0	1,398 (-4%)	3mo	$235,000	$168	64
3930 Silsby Rd	0.55mi	3/2.0	1,512 (+4%)	2mo	$220,000	$146	63
3955 Colony Rd	0.59mi	4/2.5 (+1)	1,498 (+4%)	4mo	$248,000	$166	54
4041 Wilmington Rd	0.75mi	3/1.0	1,350 (-7%)	2mo	$170,000	$126	50
4046 Stilmore Rd	0.66mi	3/1.5	1,636 (+13%)	2mo	$247,000	$151	46
2325 S Green Rd	0.63mi	3/1.5	1,665 (+15%)	3mo	$350,000	$210	44

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.36×
• Total profit: $-41,422
• Equity at exit: $34,279

10-year hold

• IRR: -5.0%
• Equity multiple: 0.63×
• Total profit: $-23,825
• Equity at exit: $19,878

Cash invested: $64,372 (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: 253
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$456 /mo · $5,469/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-156

Break-even live

Break-even rent $2,224

Max offer price $202,285

Occupancy floor —

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$2,240	$2.63	1d	19	0.24mi
4350 Silsby Rd Cleveland, OH	3.0	2.5	1366	$2,600	$1.90	1d	1	0.27mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	1d	1	0.32mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	0.45mi
4470 Silsby Rd Cleveland, OH	3.0	1.5	1654	$2,400	$1.45	1d	1	0.49mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	4d	1	0.49mi
2381 Warrensville Center Rd Unit UP University Heights, OH	2.0	1.0	1200	$1,400	$1.17	23d	1	0.50mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	0.51mi
2231 S Green Rd Unit 2 Cleveland, OH	2.0	1.0	1500	$1,800	$1.20	1d	1	0.56mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	14d	1	0.60mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	1d	1	0.68mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	0.68mi
3982 Meadowbrook Blvd University Heights, OH	3.0	1.5	1650	$2,200	$1.33	1d	1	0.71mi
2539 Warrensville Center Rd Unit Down Cleveland, OH	3.0	2.0	1652	$2,400	$1.45	1d	1	0.71mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	16d	1	0.75mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	0.76mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	17d	1	0.83mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.83mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	43d	1	0.88mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	3d	1	0.91mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	0.92mi
24111 Edgehill Dr Beachwood, OH	4.0	2.5	1735	$2,750	$1.59	7d	1	1.00mi
24113 E Silsby Rd Beachwood, OH	4.0	2.5	1650	$2,700	$1.64	1d	1	1.01mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	1.05mi
20301 Shelburne Rd Unit 8B Shaker Heights, OH	2.0	2.0	945	$1,850	$1.96	1d	1	1.10mi
20301 Shelburne Rd Unit 9B Shaker Heights, OH	2.0	1.5	900	$1,850	$2.06	1d	1	1.10mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	4d	1	1.10mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	23d	1	1.10mi
20301 Shelburne Rd #8 Shaker Heights, OH	2.0	2.0	950	$1,850	$1.95	10d	1	1.11mi
13641 Cedar Rd University Heights, OH	2.0	1.0	1036	$1,350	$1.30	23d	1	1.11mi
20301 Shelburne Rd #9 Shaker Heights, OH	2.0	1.5	900	$1,850	$2.06	10d	1	1.11mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	1.13mi
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	3d	1	1.14mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	1.17mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	1.20mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	1.22mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	43d	1	1.46mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	16d	1	1.47mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $229,900 Active 3 DOM
2. 2026-06-17
   days on market $229,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $229,900 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: $5,469 · $456/mo
• Projected year-2 tax: $5,469 · $456/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 · 16 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: $24,317
• − Mortgage interest: −$12,878
• − Property taxes: −$5,469
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$6,688
• Taxable loss: −$5,759
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-494/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

+48.4% since first listed

17 events — show timeline

• 2026-06-14 Listed $229,900 MLSNOW
• 2021-10-25 Sold (Public Records) $185,000 Public Records
• 2019-11-06 Sold (Public Records) $123,000 Public Records
• 2019-11-06 Sold (MLS) $123,000 MLSNOW
• 2019-10-05 Pending — MLSNOW
• 2019-09-26 Contingent — MLSNOW
• 2019-08-16 Price Changed $127,000 MLSNOW
• 2019-06-28 Listed $135,000 MLSNOW
• 2015-05-14 Pending — MLSNOW
• 2015-05-13 Sold (Public Records) $106,000 Public Records
• 2015-05-13 Sold (MLS) $106,000 MLSNOW
• 2015-04-22 Contingent — MLSNOW
• 2015-03-16 Price Changed $109,000 MLSNOW
• 2015-03-04 Listed $117,000 MLSNOW
• 2005-05-26 Sold (Public Records) $151,000 Public Records
• 2005-05-26 Sold (MLS) $151,000 MLSNOW
• 2005-02-21 Listed $154,900 MLSNOW

Property tax history

+1.0%/yr

Latest (2025): $5,469 · -2.1% YoY. Source: county tax records.