22131 S Lakeshore Dr · Euclid, OH 44123

$60,000

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 4 Days on market

Built 1944 3,920 sqft lot Est $113k · 47% 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

Half Duplex With Rec Room In Basement! 2 Car Garage W/ Opener! Enclosed Porch! Roof 4 Yrs! Freshly Painted Inside & Out! Newer Gutters, H2o & Updated Electrical! Close To Schools, Shopping And Library!

Key facts

• Sunroom
• Full basement
• Corner lot

Tags

• CORNER LOT
• SUNROOM
• FULL BASEMENT
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Community amenities include fitness center, golf, medical service, playground, park, pool, shopping, and tennis courts

Exterior

• Parking: Detached paved garage; 2 garage spaces
• Utilities: Public water; Sewer not available
• Home design: 2-story home; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built with aluminum siding; Asphalt/fiberglass roof; Full basement foundation
• Exterior features: Enclosed porch; Patio; Corner lot; Community pool access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Attic fan
• Interior features: Full basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.4% vs local median 6.8% 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: schools C-, 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.
• Market conditions: Rents rising fast (+5.3%/yr); 93 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1944 — 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: 2.00% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.70%
• DSCR: 2.46
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $112,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21971 Crystal Ave	0.07mi	2/1.0	832 (-7%)	2mo	$105,000	$126	83
21931 Crystal Ave	0.08mi	2/1.0	858 (-4%)	10mo	$55,000	$64	82
21911 S Lake Shore Blvd	0.06mi	2/1.0	858 (-4%)	20mo	$69,000	$80	74
21771 Wilmore Ave	0.34mi	2/1.0	928 (+4%)	12mo	$94,000	$101	68
20591 Ball Ave	0.54mi	3/1.0 (+1)	858 (-4%)	2mo	$109,600	$128	62
21250 Wilmore Ave	0.43mi	3/1.0 (+1)	978 (+9%)	0mo	$59,400	$61	59
320 E 210th St	0.37mi	2/2.0	972 (+9%)	12mo	$195,750	$201	54
21170 Wilmore Ave	0.45mi	3/2.0 (+1)	978 (+9%)	0mo	$107,100	$110	54
21650 Wilmore Ave	0.38mi	2/1.0	1,008 (+13%)	11mo	$145,900	$145	52
22600 Ivan Ave	0.60mi	2/1.0	960 (+7%)	12mo	$73,000	$76	50
23297 Williams Ave	0.70mi	3/1.0 (+1)	826 (-8%)	11mo	$139,000	$168	41
945 E 237 St	0.69mi	3/1.5 (+1)	995 (+11%)	14mo	$150,000	$151	30

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: 30.7%
• Equity multiple: 2.33×
• Total profit: $22,323
• Equity at exit: $8,946

10-year hold

• IRR: 39.3%
• Equity multiple: 5.13×
• Total profit: $69,375
• Equity at exit: $5,188

Cash invested: $16,800 (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: 93
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$315
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $458

Break-even live

Break-even rent $622

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $492	-5% $475	+0% $458	+5% $441	+10% $424
Rent	-10% $363	-5% $410	+0% $458	+5% $505	+10% $553
Rate	-1.0pp $488	-0.5pp $473	base $458	+0.5pp $442	+1.0pp $426

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	0.01mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	24d	1	0.03mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	44d	1	0.19mi
20801 Crystal Ave Unit 1 Euclid, OH	1.0	1.0	600	$1,100	$1.83	8d	1	0.44mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	2d	1	0.52mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	44d	1	0.53mi
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	44d	1	0.56mi
20231 Crystal Ave Euclid, OH	2.0	1.0	833	$799	$0.96	17d	1	0.62mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	24d	1	0.65mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	20d	1	0.67mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	44d	1	0.68mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	0.73mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	17d	1	0.82mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	44d	1	0.82mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	24d	1	0.85mi
22705 Lakeshore Blvd Euclid, OH	1.0	1.0	605	$850	$1.40	2d	10	0.93mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	5d	1	0.95mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	44d	1	0.99mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	44d	1	1.04mi
19205 Pasnow Ave Euclid, OH	3.0	1.0	698	$1,575	$2.26	2d	1	1.08mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	22d	1	1.13mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	22d	3	1.20mi
300 E 246th St Euclid, OH	3.0	1.0	1116	$1,864	$1.67	44d	1	1.21mi
101 E 238th St Euclid, OH	2.0	1.0	959	$1,400	$1.46	15d	1	1.22mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$972	$1.14	2d	7	1.23mi
4 Gateway Dr Euclid, OH	2.0	1.0–2.0	650	$1,150	$1.77	8d	5	1.25mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	2d	10	1.31mi
24570 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0	925	$1,200	$1.30	44d	1	1.31mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	24d	1	1.40mi
611 E 260th St Euclid, OH	3.0	1.0	875	$1,595	$1.82	44d	1	1.41mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	2d	1	1.44mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	24d	1	1.45mi

Listing history 5 events

1. 2026-06-18
   days on market $60,000 Active 4 DOM
2. 2026-06-17
   days on market $60,000 Active 3 DOM
3. 2026-06-16
   days on market $60,000 Active 2 DOM
4. 2026-06-15
   remarks 348-char remark
5. 2026-06-15
   listed $60,000 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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: $14,420
• − Mortgage interest: −$3,361
• − Property taxes: −$1,822
• − Insurance: −$300
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,745
• Taxable income: $4,885
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,322/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

+0.2% since first listed

7 events — show timeline

• 2026-06-07 Listed $60,000 MLSNOW
• 2005-06-03 Sold (Public Records) $67,000 Public Records
• 2005-06-03 Sold (MLS) $67,000 MLSNOW
• 2005-04-01 Listed $67,000 MLSNOW
• 1997-11-14 Sold (MLS) $59,000 MLSNOW
• 1997-11-12 Sold (Public Records) $59,000 Public Records
• 1997-10-04 Listed $59,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $1,822 · -9.4% YoY. Source: county tax records.