11 Trenton Sq Unit T-36 · Euclid, OH 44143

$79,900

2 bd · 1.5 ba · 870 sqft · Condo public records · 35 Days on market

Built 1966 $92/sqft · 10% above area Est $72k · 10% over $191/mo HOA · 14% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 11 Trenton Sq Unit #T 36, a move in ready 2-bedroom, 1.5 bath condo offering comfort, convenience, and modern style. As you step inside, you’re greeted by a spacious living room - a bright, inviting space perfect for relaxing or entertaining. The adjoining kitchen offers plenty of cabinet and counter space and includes a dishwasher, refrigerator, and stove. It also provides a dedicated dining area, making everyday living effortless. A first-floor half bath adds convenience for guests. Upstairs, you’ll find 2 bedrooms and a full bathroom, providing privacy and functionality. Step outside to your rear concrete patio, fully fenced with a gate, and enjoy peaceful evenings

Key facts

• Fully fenced
• Rear concrete patio
• Move in ready

Tags

• MOVE IN READY
• SPACIOUS LIVING ROOM
• DEDICATED DINING AREA
• REAR CONCRETE PATIO
• FULLY FENCED
• PET FRIENDLY COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: Part of a homeowners association (Georgetown of the Highlands); Monthly association fee (approx. $191.07) covering common area maintenance, grounds maintenance, structure maintenance, snow removal, and trash

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: 2-story property; Entry level is first floor; Asphalt roof; Brick construction
• Construction: Brick construction; Asphalt roof; Year built sourced from public records
• Exterior features: Rear porch; Back yard fencing with gate

Interior

• Kitchen: Eat-in kitchen on first level (approx. 10 x 15); Dishwasher, Range, Refrigerator
• Bedrooms: Bedroom on second level (approx. 12 x 13); Bedroom on second level (approx. 10 x 12)
• Flooring: Ceramic tile in second-level bathroom
• Bathrooms: One full bathroom on second level with ceramic tile (approx. 5 x 9); One half bathroom on first level (approx. 6 x 3)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Total of 5 rooms; Has a view

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 94 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $46k; list at $80k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 4.7

CMA / ARV

• ARV (median comp): $72,465
• List price: $79,900
• Delta: 10.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.50×
• Total profit: $11,281
• Equity at exit: $11,913

10-year hold

• IRR: 21.6%
• Equity multiple: 2.85×
• Total profit: $41,392
• Equity at exit: $6,908

Cash invested: $22,372 (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 44143

• Active inventory: 94
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$419
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$33
• HOA: −$191
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $378

Break-even live

Break-even rent $930

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20051 Green Oak Dr Euclid, OH	3.0	1.5	1092	$1,550	$1.42	15d	1	0.43mi
19750 Euclid Ave Euclid, OH	1.0–3.0	1.0–1.5	840	$1,172	$1.40	16d	3	0.63mi
21253 Chardon Rd Unit 203 Euclid, OH	1.0	1.0	800	$995	$1.24	23d	1	0.83mi
1541 E 191st St Euclid, OH	2.0	1.0–1.5	624	$925	$1.48	44d	1	0.90mi
22140 Euclid Ave Euclid, OH	1.0	1.0	675	$929	$1.38	44d	3	1.03mi
18231 Euclid Ave Cleveland, OH	1.0–2.0	1.0	767	$1,818	$2.37	2d	1	1.05mi
22250 Euclid Ave Euclid, OH	1.0	1.0	695	$995	$1.43	23d	2	1.07mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	44d	1	1.16mi
22550 Euclid Ave Unit 212 Euclid, OH	1.0	1.0	548	$1,000	$1.82	44d	1	1.16mi

HOA detail condo

• Monthly dues: $191 · $2,292/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   status $79,900 Pending 35 DOM
2. 2026-06-18
   days on market $79,900 Contingent 35 DOM
3. 2026-06-17
   days on market $79,900 Contingent 34 DOM
4. 2026-06-16
   days on market $79,900 Contingent 33 DOM
5. 2026-06-15
   days on market $79,900 Contingent 32 DOM
6. 2026-06-13
   days on market $79,900 Contingent 30 DOM
7. 2026-06-09
   days on market $79,900 Contingent 26 DOM
8. 2026-06-08
   days on market $79,900 Contingent 25 DOM
9. 2026-06-07
   days on market $79,900 Contingent 24 DOM
10. 2026-06-05
    days on market $79,900 Contingent 21 DOM
11. 2026-06-03
    days on market $79,900 Contingent 20 DOM
12. 2026-06-02
    days on market $79,900 Contingent 19 DOM
13. 2026-06-01
    days on market $79,900 Contingent 18 DOM
14. 2026-05-31
    days on market $79,900 Contingent 17 DOM
15. 2026-05-14
    listed $79,900 Active 1225-char remark
16. 2007-12-11
    historical
17. 2007-09-11
    listed $29,900
18. 2007-09-01
    historical
19. 2007-02-01
    listed $39,900
20. 1987-10-30
    soldstatus $46,300

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,174 · $98/mo
• Expected delta: +$73/yr (+$6/mo · 6.6%)

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

Taxation est. · year 1

• Rental income: $16,912
• − Mortgage interest: −$4,476
• − Property taxes: −$1,101
• − Insurance: −$400
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − HOA: −$2,292
• − Depreciation: −$2,324
• Taxable income: $3,613
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $3,672/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): 24,597
• Household income: $81,268
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 656.0

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 0.57)
• Race & ethnicity: White 56% Black 34% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 3% Other Indo-European 3% Spanish 3%

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: ▼ -123.55%
• Current HPI: 167.6083
• Rent YoY: —
• 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

+72.6% since first listed

7 events — show timeline

• 2026-05-22 Contingent — MLSNOW
• 2026-05-14 Listed $79,900 MLSNOW
• 2007-12-11 Listing Removed — MLSNOW
• 2007-09-11 Listed $29,900 MLSNOW
• 2007-09-01 Listing Removed — MLSNOW
• 2007-02-01 Listed $39,900 MLSNOW
• 1987-10-30 Sold (Public Records) $46,300 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,101 · -2.6% YoY. Source: county tax records.