14008 Shaw Ave · East Cleveland, OH 44112

$110,000

4 bd · 2.0 ba · 2,131 sqft · MultiFamily public records · 126 Days on market

Built 1910 3,079 sqft lot $52/sqft · 108% above area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• 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

Solid multi-unit property in the up-and-coming city East Cleveland. Property features 2 bedrooms-1 bathroom per unit with an additional finished attic included with the upper unit. Property recently renovated in July 2025, however, Property will likely need cosmetic repairs once vacated. New plumbing, new furnaces, new hot water tanks installed July 2025. Both units are currently in eviction status and cannot be shown unit vacant. Exterior showings only until property has been vacated.

Key facts

• 3,079 sq ft lot
• Parking
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#650 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools F, crime F, employment F.
• East Cleveland City School District (suburban): math 4% / reading 17% proficiency, ranked #652 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 101 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,182/mo this rent would consume 91% of the median local household income ($29k/yr) (locally 1702% 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 $761 of loan paydown is wiped out by about $3k 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 + 5.2% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $59k; list at $110k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.98% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.96%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (median comp): $52,991
• List price: $110,000
• Delta: 107.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14111 Savannah Ave	0.15mi	4/2.0	1,924 (-10%)	2mo	$34,000	$18	75
13428 Hartford Rd	0.22mi	4/2.0	1,988 (-7%)	9mo	$34,000	$17	71
14004 Savannah Ave	0.17mi	4/2.0	1,996 (-6%)	13mo	$40,000	$20	71
14520 Strathmore Ave	0.23mi	5/3.0 (+1)	2,220 (+4%)	9mo	$130,000	$59	66
14012 Scioto Ave	0.31mi	5/3.0 (+1)	2,209 (+4%)	6mo	$95,000	$43	66
13436 Hartford Rd	0.21mi	4/2.0	1,920 (-10%)	11mo	$89,500	$47	65
1304 E 134th St	0.34mi	4/2.0	2,306 (+8%)	8mo	$105,000	$46	63
14310 Potomac Ave	0.26mi	5/2.0 (+1)	1,982 (-7%)	12mo	$36,000	$18	61
1623 Elsinore Ave	0.68mi	4/2.0	2,220 (+4%)	1mo	$39,000	$18	60
13500 Third Ave	0.56mi	4/2.0	2,090 (-2%)	17mo	$30,000	$14	57
1320 E 142nd	0.20mi	4/2.0	2,392 (+12%)	21mo	$50,000	$21	53

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.70×
• Total profit: $52,335
• Equity at exit: $16,401

10-year hold

• IRR: 46.1%
• Equity multiple: 5.88×
• Total profit: $150,438
• Equity at exit: $9,511

Cash invested: $30,800 (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 44112

• Rents YoY: 5.2%
• Active inventory: 101
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$577
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,026

Break-even live

Break-even rent $884

Max offer price $110,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,088	-5% $1,057	+0% $1,026	+5% $994	+10% $963
Rent	-10% $853	-5% $939	+0% $1,026	+5% $1,112	+10% $1,198
Rate	-1.0pp $1,081	-0.5pp $1,054	base $1,026	+0.5pp $997	+1.0pp $968

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,182
Total (2 units)			$2,182

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	17d	1	0.54mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	17d	1	0.98mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	0.98mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	22d	1	1.02mi
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	17d	1	1.03mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	1.10mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	45d	1	1.17mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	11d	1	1.20mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	45d	1	1.20mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	45d	1	1.43mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	8d	1	1.44mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	1.45mi

Listing history 34 events

1. 2026-06-21
   days on market $110,000 Active 126 DOM
2. 2026-06-18
   days on market $110,000 Active 123 DOM
3. 2026-06-17
   days on market $110,000 Active 122 DOM
4. 2026-06-16
   days on market $110,000 Active 121 DOM
5. 2026-06-15
   days on market $110,000 Active 120 DOM
6. 2026-06-13
   days on market $110,000 Active 118 DOM
7. 2026-06-13
   days on market $110,000 Active 117 DOM
8. 2026-06-09
   days on market $110,000 Active 114 DOM
9. 2026-06-08
   days on market $110,000 Active 113 DOM
10. 2026-06-07
    days on market $110,000 Active 112 DOM
11. 2026-06-05
    remarks 491-char remark
12. 2026-06-05
    days on market $110,000 Active 109 DOM
13. 2026-06-03
    days on market $110,000 Active 108 DOM
14. 2026-06-02
    days on market $110,000 Active 107 DOM
15. 2026-06-01
    days on market $110,000 Active 106 DOM
16. 2026-05-31
    days on market $110,000 Active 105 DOM
17. 2026-02-12
    listed $110,000 Active 490-char remark

    Show marketing remark (490 chars)

    Solid multi-unit property in the up-and-coming city East Cleveland. Property features 2 bedrooms-1 bathroom per unit with an additional finished attic included with the upper unit. Property recently renovated in July 2025, however, Property will likely need cosmetic repairs once vacated. New plumbing, new furnaces, new hot water tanks installed July 2025. Both units are currently in eviction status and cannot be shown unit vacant. Exterior showings only until property has been vacated.

18. 2024-02-15
    soldstatus $59,450
19. 2023-12-28
    status Pending
20. 2023-12-28
    historical
21. 2023-12-08
    listed $65,000 Active
22. 2022-06-13
    soldstatus $37,000
23. 2022-06-03
    soldstatus $37,000 Closed
24. 2022-05-03
    status Pending
25. 2022-04-11
    historical Contingent
26. 2022-03-29
    listed $34,999 Active
27. 2019-02-06
    soldstatus $28,000
28. 2003-02-25
    soldstatus $45,000
29. 2003-02-14
    soldstatus $45,000
30. 2003-01-02
    listed $39,900
31. 2002-06-26
    historical
32. 2002-03-26
    listed $68,000
33. 2000-12-18
    soldstatus $81,000
34. 1984-01-19
    soldstatus $44,000

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$405/yr (+$34/mo · 44.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $26,184
• − Mortgage interest: −$6,162
• − Property taxes: −$906
• − Insurance: −$550
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$3,200
• Taxable income: $11,177
• Est. tax owed @ 24.0%: −$2,682
• After-tax cash flow: $9,625/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: East Cleveland City School District
• NCES district ID: 3904390
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 17% ▼ -13.00%
• Median HH income: $22,726
• Composite: 7.38/100
• National rank: #9954
• State rank: #652 of 656 in OH

Livability — East Cleveland

• Score: 66/100
• State rank: #650
• US rank: #11510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 17,848
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 17,848
• Household income: $28,799
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1702.0

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -115.61%
• Current HPI: 67.2162
• Rent YoY: ▲ 5.16%
• 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

+150.0% since first listed

18 events — show timeline

• 2026-02-12 Listed $110,000 MLSNOW
• 2024-02-15 Sold (Public Records) $59,450 Public Records
• 2023-12-28 Pending — MLSNOW
• 2023-12-28 Listing Removed — MLSNOW
• 2023-12-08 Listed $65,000 MLSNOW
• 2022-06-13 Sold (Public Records) $37,000 Public Records
• 2022-06-03 Sold (MLS) $37,000 MLSNOW
• 2022-05-03 Pending — MLSNOW
• 2022-04-11 Contingent — MLSNOW
• 2022-03-29 Listed $34,999 MLSNOW
• 2019-02-06 Sold (Public Records) $28,000 Public Records
• 2003-02-25 Sold (Public Records) $45,000 Public Records
• 2003-02-14 Sold (MLS) $45,000 MLSNOW
• 2003-01-02 Listed $39,900 MLSNOW
• 2002-06-26 Listing Removed — MLSNOW
• 2002-03-26 Listed $68,000 MLSNOW
• 2000-12-18 Sold (Public Records) $81,000 Public Records
• 1984-01-19 Sold (Public Records) $44,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $906 · +0.0% YoY. Source: county tax records.