19829 Winslow Rd · Shaker Heights, OH 44122

$329,000

6 bd · 4.0 ba · 2,846 sqft · MultiFamily public records · 19 Days on market

Built 1950 5,837 sqft lot Est $327k · at est.

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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 +18.4/30.0
• ARV discount +7.3/15.0
• 1% rule +6.2/10.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

PRIME LOCATION. Just one block from the Van Aken District’s shops and restaurants, and the RTA Blue Line at Farnsleigh Station. This income-producing duplex offers convenient access to Cleveland’s top hospital campuses, John Carroll and Case Western Reserve. The property is also located within the highly-rated Shaker Heights School District. Each unit offers beautiful hardwood floors, an open-concept layout, a kitchen with newer appliances, three bedrooms, two full bathrooms, a three-season room, private laundry, and garage parking. Both units are currently leased through 6/30/2026. Out of respect for the tenants' privacy, showings will be honored upon acceptance of a written pu

Key facts

• Three season room
• Open concept layout
• 5,837 sq ft lot

Tags

• INCOME PRODUCING DUPLEX
• HIGHLY RATED SCHOOL DISTRICT
• BEAUTIFUL HARDWOOD FLOORS
• OPEN CONCEPT LAYOUT
• KITCHEN WITH NEWER APPLIANCES
• THREE SEASON ROOM

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive. Per door: $154/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $324k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+1.1%/yr); 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 44% of the median local income ($101k/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 $10k 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

• It's been on market 19 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $134k; list at $329k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $324,065 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.12% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $327,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19829 Winslow Rd	0.00mi	6/4.0	2,846 (0%)	1mo	$319,000	$112	99
19406 Chagrin Blvd	0.18mi	6/4.0	2,942 (+3%)	2mo	$352,000	$120	85
19229 Winslow Rd	0.18mi	6/3.0	3,037 (+7%)	7mo	$390,000	$128	70
19239 Winslow Rd	0.17mi	6/2.0	2,656 (-7%)	5mo	$217,000	$82	68
3653 Winchell Rd	0.56mi	7/3.5 (+1)	2,695 (-5%)	4mo	$292,000	$108	54
18424 Newell Rd	0.54mi	6/3.0	2,688 (-6%)	9mo	$310,000	$115	54
18423 Winslow Rd	0.53mi	6/3.0	2,975 (+4%)	13mo	$326,000	$110	53
18520 Winslow Rd	0.47mi	6/2.0	2,542 (-11%)	2mo	$331,600	$130	51
18427 Winslow Rd	0.52mi	6/3.0	2,424 (-15%)	1mo	$334,000	$138	46
18405 Newell Rd	0.56mi	7/3.5 (+1)	3,094 (+9%)	11mo	$310,000	$100	43
18412 Winslow Rd	0.55mi	6/3.0	2,497 (-12%)	12mo	$295,000	$118	40
17928 Winslow Rd	0.70mi	7/3.0 (+1)	3,150 (+11%)	3mo	$336,500	$107	38

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-40,096
• Equity at exit: $49,055

10-year hold

• IRR: -6.5%
• Equity multiple: 0.62×
• Total profit: $-35,101
• Equity at exit: $28,446

Cash invested: $92,120 (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 44122

• Rents YoY: 1.1%
• Active inventory: 177
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,674 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$731 /mo · $8,773/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $309

Break-even live

Break-even rent $3,283

Max offer price $329,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,674
Total (2 units)			$3,674

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2975 Claremont Rd Shaker Heights, OH	5.0	3.0	3241	$3,200	$0.99	11d	1	0.77mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   historical Contingent
3. 2026-04-14
   listed $329,000 Active
4. 2025-04-25
   historical $1,500
5. 2025-04-11
   listed $1,500
6. 2020-11-30
   soldstatus $133,500

ⓘ 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: $8,773 · $731/mo
• Projected year-2 tax: $8,773 · $731/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 ≥95°F today · 17 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: $44,088
• − Mortgage interest: −$18,429
• − Property taxes: −$8,773
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$9,571
• Taxable loss: −$1,384
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $4,040/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): 36,678
• Household income: $101,230
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1294.0

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 0.59)
• Race & ethnicity: White 56% Black 29% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 3% Chinese 2%

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: ▼ -268.81%
• Current HPI: 200.5087
• Rent YoY: ▲ 1.15%
• 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

+146.4% since first listed

6 events — show timeline

• 2026-05-05 Pending — MLSNOW
• 2026-04-27 Contingent — MLSNOW
• 2026-04-14 Listed $329,000 MLSNOW
• 2025-04-25 Rental Removed $1,500 RENTALBEAST
• 2025-04-11 Listed for Rent $1,500 RENTALBEAST
• 2020-11-30 Sold (Public Records) $133,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $8,773 · +13.4% YoY. Source: county tax records.