931 Yellowstone Rd · Cleveland Heights, OH 44121

$118,000

3 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 39 Days on market

Built 1946 4,978 sqft lot Est $158k · 25% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special near the heart of Cleveland Heights, just minutes from Coventry Village, University Circle, Case Western Reserve, hospitals, restaurants, shopping, and more. Conveniently located near schools, parks, and major commuter routes. This 3 bedroom, 2 story home offers strong upside potential for a fix and flip, rental, or BRRRR strategy. Being sold as is. Property features over 1,200 square feet, full basement, driveway parking, and classic Cleveland Heights charm ready for restoration. Area rental demand remains strong with nearby 3 bedroom homes commonly renting in the approximate $1,500 to $1,900+ per month range depending on condition and updates. Great opportunity for invest

Key facts

• 4,978 sq ft lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Property listed as fixer condition
• Construction: Aluminum siding; Asphalt/fiberglass roof; Year built from public records
• Exterior features: Lot dimensions approximately 38 x 131

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement; Fireplace (1)

🏷️ Possibly a rental listed for sale. The $118,000 price doesn't fit this home's estimated sale value (~$158,100) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.3% in Cleveland 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 (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living 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 (+6.8%/yr); 150 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $816 of loan paydown is wiped out by about $4k 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 + 6.8% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 16 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.
• Current owner paid $67k; list at $118k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.50% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $158,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3639 Randolph Rd	0.11mi	3/1.0	1,248 (-2%)	2mo	$130,000	$104	88
3570 Randolph Rd	0.21mi	3/1.0	1,286 (+1%)	1mo	$147,500	$115	86
994 Yellowstone Ave	0.13mi	3/2.0	1,190 (-7%)	2mo	$140,000	$118	79
3752 Wallingford Rd	0.36mi	3/1.5	1,314 (+3%)	2mo	$190,000	$145	77
1004 Woodview Rd	0.35mi	3/1.0	1,309 (+3%)	1mo	$91,000	$70	76
1056 Quilliams Rd	0.30mi	3/1.5	1,396 (+10%)	2mo	$210,000	$150	69
965 Whitby Rd	0.42mi	3/1.0	1,355 (+6%)	2mo	$120,000	$89	66
1073 Woodview Rd	0.40mi	3/1.0	1,408 (+10%)	1mo	$175,000	$124	61
1090 Hillstone Rd	0.68mi	4/1.5 (+1)	1,309 (+3%)	2mo	$185,000	$141	57
3513 Boynton Rd	0.56mi	3/3.0	1,178 (-8%)	2mo	$268,900	$228	54
3837 Woodridge Rd	0.56mi	3/1.5	1,440 (+13%)	0mo	$166,470	$116	52
4037 Monticello Blvd	0.73mi	4/3.0 (+1)	1,361 (+7%)	2mo	$170,000	$125	42

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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.38×
• Total profit: $12,412
• Equity at exit: $17,594

10-year hold

• IRR: 21.7%
• Equity multiple: 3.25×
• Total profit: $74,350
• Equity at exit: $10,202

Cash invested: $33,040 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$619
• Tax from tax record: −$353 /mo · $4,231/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $381

Break-even live

Break-even rent $1,292

Max offer price $118,000

Occupancy floor 74%

Sensitivity live

Price	-10% $447	-5% $414	+0% $381	+5% $347	+10% $314
Rent	-10% $241	-5% $311	+0% $381	+5% $451	+10% $521
Rate	-1.0pp $440	-0.5pp $411	base $381	+0.5pp $350	+1.0pp $319

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	0.12mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	11d	1	0.27mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	17d	1	0.30mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	0.38mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	17d	1	0.38mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	17d	1	0.41mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	0.43mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	25d	1	0.43mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	0.51mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	17d	1	0.51mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	17d	1	0.59mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	17d	1	0.59mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	22d	1	0.65mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	0.66mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	0.67mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	17d	1	0.68mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	15d	1	0.69mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	0.77mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	3d	1	0.81mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	0.82mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	0.92mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	0.92mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	0.97mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	0.98mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	1.04mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	1.07mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	3d	26	1.16mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	1.21mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.28mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	1.30mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	3d	18	1.32mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	17d	1	1.35mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	45d	1	1.35mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	17d	1	1.36mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	45d	1	1.38mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	45d	1	1.40mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	3d	1	1.46mi

Listing history 50 events

1. 2026-06-17
   status $118,000 Pending 39 DOM
2. 2026-06-16
   days on market $118,000 Contingent 39 DOM
3. 2026-06-15
   days on market $118,000 Contingent 38 DOM
4. 2026-06-13
   days on market $118,000 Contingent 36 DOM
5. 2026-06-09
   days on market $118,000 Contingent 32 DOM
6. 2026-06-08
   days on market $118,000 Contingent 31 DOM
7. 2026-06-07
   days on market $118,000 Contingent 30 DOM
8. 2026-06-05
   days on market $118,000 Contingent 27 DOM
9. 2026-06-03
   days on market $118,000 Contingent 26 DOM
10. 2026-06-02
    days on market $118,000 Contingent 25 DOM
11. 2026-06-01
    days on market $118,000 Contingent 24 DOM
12. 2026-05-31
    days on market $118,000 Contingent 23 DOM
13. 2026-05-14
    historical Contingent
14. 2026-05-08
    listed $118,000 Active
15. 2026-01-01
    historical
16. 2025-06-20
    listed $139,900 Active
17. 2022-07-14
    historical
18. 2022-07-11
    price $119,999
19. 2022-02-28
    status Active
20. 2022-02-24
    historical Contingent
21. 2022-02-24
    historical
22. 2022-02-22
    historical Contingent
23. 2022-01-14
    listed $120,000 Active
24. 2018-12-18
    soldstatus $67,000
25. 2017-07-28
    soldstatus $61,900
26. 2015-10-15
    historical
27. 2015-08-18
    price $50,000
28. 2015-08-14
    price $52,500
29. 2015-08-04
    price $54,900
30. 2015-06-29
    price $59,900
31. 2015-06-16
    listed $69,900 Active
32. 2015-06-01
    historical
33. 2015-03-04
    listed $48,450 Active
34. 2010-04-29
    soldstatus $30,000
35. 2009-09-08
    listed $30,000
36. 2008-11-28
    historical
37. 2007-11-28
    listed $93,000
38. 2007-06-05
    historical
39. 2007-01-05
    listed $112,500
40. 2006-12-31
    historical
41. 2006-10-05
    listed $115,000
42. 2006-09-18
    soldstatus $85,000
43. 2006-09-18
    soldstatus $85,000
44. 2006-07-31
    listed $102,900
45. 2003-03-14
    soldstatus $99,000
46. 2003-03-13
    soldstatus $94,800
47. 2002-11-05
    listed $99,000
48. 2002-10-31
    historical
49. 2002-10-31
    historical
50. 2002-06-20
    listed $102,000

ⓘ 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: $4,231 · $353/mo
• Projected year-2 tax: $4,231 · $353/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 ≥95°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: $21,284
• − Mortgage interest: −$6,610
• − Property taxes: −$4,231
• − Insurance: −$590
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$3,433
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,844/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 — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+179.6% since first listed

46 events — show timeline

• 2026-05-14 Contingent — MLSNOW
• 2026-05-08 Listed $118,000 MLSNOW
• 2026-01-01 Listing Removed — MLSNOW
• 2025-06-20 Listed $139,900 MLSNOW
• 2022-07-14 Listing Removed — MLSNOW
• 2022-07-11 Price Changed $119,999 MLSNOW
• 2022-02-28 Relisted — MLSNOW
• 2022-02-24 Contingent — MLSNOW
• 2022-02-24 Listing Removed — MLSNOW
• 2022-02-22 Contingent — MLSNOW
• 2022-01-14 Listed $120,000 MLSNOW
• 2018-12-18 Sold (Public Records) $67,000 Public Records
• 2017-07-28 Sold (Public Records) $61,900 Public Records
• 2015-10-15 Listing Removed — MLSNOW
• 2015-08-18 Price Changed $50,000 MLSNOW
• 2015-08-14 Price Changed $52,500 MLSNOW
• 2015-08-04 Price Changed $54,900 MLSNOW
• 2015-06-29 Price Changed $59,900 MLSNOW
• 2015-06-16 Listed $69,900 MLSNOW
• 2015-06-01 Listing Removed — MLSNOW
• 2015-03-04 Listed $48,450 MLSNOW
• 2010-04-29 Sold (MLS) $30,000 MLSNOW
• 2009-09-08 Listed $30,000 MLSNOW
• 2008-11-28 Listing Removed — MLSNOW
• 2007-11-28 Listed $93,000 MLSNOW
• 2007-06-05 Listing Removed — MLSNOW
• 2007-01-05 Listed $112,500 MLSNOW
• 2006-12-31 Listing Removed — MLSNOW
• 2006-10-05 Listed $115,000 MLSNOW
• 2006-09-18 Sold (Public Records) $85,000 Public Records
• 2006-09-18 Sold (MLS) $85,000 MLSNOW
• 2006-07-31 Listed $102,900 MLSNOW
• 2003-03-14 Sold (MLS) $99,000 MLSNOW
• 2003-03-13 Sold (Public Records) $94,800 Public Records
• 2002-11-05 Listed $99,000 MLSNOW
• 2002-10-31 Listing Removed — MLSNOW
• 2002-10-31 Listing Removed — MLSNOW
• 2002-06-20 Listed $102,000 MLSNOW
• 2002-05-21 Listed $105,000 MLSNOW
• 1999-11-05 Sold (MLS) $76,000 MLSNOW
• 1999-11-02 Sold (Public Records) $76,000 Public Records
• 1999-09-20 Listed $76,500 MLSNOW
• 1997-12-31 Listing Removed — MLSNOW
• 1997-09-09 Listed $84,999 MLSNOW
• 1990-09-12 Sold (Public Records) $69,900 Public Records
• 1979-06-20 Sold (Public Records) $42,200 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,231 · +1.7% YoY. Source: county tax records.