442 Clearview Dr Unit U9 · Euclid, OH 44123

$60,000

2 bd · 1.0 ba · 704 sqft · Condo public records · 81 Days on market

Built 1951 $109/mo HOA · 11% of rent

---

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
• 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

Excellent investment opportunity! This 2-bedroom, 1-bathroom townhouse in the Blisswood Village community of Euclid offers 704 sq ft of living space across 2 stories with a partially finished basement (341 sq ft total, 171 sq ft finished). Built in 1951 with brick and frame construction. Features brand new AC and furnace. Property is being sold as-is

Key facts

• $109 HOA
• Built 1951
• Listed 80 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Rents rising fast (+5.3%/yr); 93 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $60k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.66% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.46×
• Total profit: $7,692
• Equity at exit: $8,946

10-year hold

• IRR: 22.4%
• Equity multiple: 3.17×
• Total profit: $36,418
• 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: 5.0×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$315
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$25
• HOA: −$109
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $235

Break-even live

Break-even rent $696

Max offer price $60,000

Occupancy floor 71%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	43d	1	0.14mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	43d	1	0.44mi
20801 Crystal Ave Unit 1 Euclid, OH	1.0	1.0	600	$1,100	$1.83	7d	1	0.56mi
22705 Lakeshore Blvd Euclid, OH	1.0	1.0	605	$850	$1.40	1d	10	0.85mi
19351 Lakeshore Blvd Apt 8 Euclid, OH	1.0	1.0	500	$925	$1.85	43d	1	1.05mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	21d	3	1.09mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$972	$1.14	1d	7	1.12mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	1d	10	1.20mi
19205 Pasnow Ave Euclid, OH	3.0	1.0	698	$1,575	$2.26	1d	1	1.20mi
4 Gateway Dr Euclid, OH	2.0	1.0–2.0	650	$1,150	$1.77	7d	5	1.36mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$1,075	$1.68	3d	8	1.41mi

HOA detail condo

• Monthly dues: $109 · $1,308/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-09
   days on market $60,000 Active 81 DOM
2. 2026-06-08
   days on market $60,000 Active 80 DOM
3. 2026-06-07
   days on market $60,000 Active 79 DOM
4. 2026-06-05
   days on market $60,000 Active 76 DOM
5. 2026-06-03
   days on market $60,000 Active 75 DOM
6. 2026-06-02
   days on market $60,000 Active 74 DOM
7. 2026-06-01
   days on market $60,000 Active 73 DOM
8. 2026-05-31
   days on market $60,000 Active 72 DOM
9. 2026-04-18
   price $60,000 352-char remark

   Show marketing remark (352 chars)

   Excellent investment opportunity! This 2-bedroom, 1-bathroom townhouse in the Blisswood Village community of Euclid offers 704 sq ft of living space across 2 stories with a partially finished basement (341 sq ft total, 171 sq ft finished). Built in 1951 with brick and frame construction. Features brand new AC and furnace. Property is being sold as-is

10. 2026-03-20
    listed $69,000 Active 352-char remark

    Show marketing remark (352 chars)

    Excellent investment opportunity! This 2-bedroom, 1-bathroom townhouse in the Blisswood Village community of Euclid offers 704 sq ft of living space across 2 stories with a partially finished basement (341 sq ft total, 171 sq ft finished). Built in 1951 with brick and frame construction. Features brand new AC and furnace. Property is being sold as-is

11. 2016-10-25
    soldstatus $19,000 Sold 570-char remark

    Show marketing remark (570 chars)

    Nicest unit in Blisswood! Beautifully remodeled 2-bedroom brick condo with the dining room wall knocked out to open the kitchen up to a huge eat-in area, allowing room for much more cabinet and counter space. Dishwasher, microwave, washer and dryer included! Other features: central A/C, newer vinyl windows, updated bath with ceramic tile and newer fixtures, newer carpet, newer furnace, laundry area and finished rec room in basement. This condo also has a security system, updated electric panel, and ceiling fans. Why rent when you can buy? Also great for investors.

12. 2016-10-21
    soldstatus $19,000
13. 2016-09-29
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Nicest unit in Blisswood! Beautifully remodeled 2-bedroom brick condo with the dining room wall knocked out to open the kitchen up to a huge eat-in area, allowing room for much more cabinet and counter space. Dishwasher, microwave, washer and dryer included! Other features: central A/C, newer vinyl windows, updated bath with ceramic tile and newer fixtures, newer carpet, newer furnace, laundry area and finished rec room in basement. This condo also has a security system, updated electric panel, and ceiling fans. Why rent when you can buy? Also great for investors.

14. 2016-07-05
    historical Contingent 570-char remark

    Show marketing remark (570 chars)

    Nicest unit in Blisswood! Beautifully remodeled 2-bedroom brick condo with the dining room wall knocked out to open the kitchen up to a huge eat-in area, allowing room for much more cabinet and counter space. Dishwasher, microwave, washer and dryer included! Other features: central A/C, newer vinyl windows, updated bath with ceramic tile and newer fixtures, newer carpet, newer furnace, laundry area and finished rec room in basement. This condo also has a security system, updated electric panel, and ceiling fans. Why rent when you can buy? Also great for investors.

15. 2016-06-09
    price $22,000 570-char remark

    Show marketing remark (570 chars)

    Nicest unit in Blisswood! Beautifully remodeled 2-bedroom brick condo with the dining room wall knocked out to open the kitchen up to a huge eat-in area, allowing room for much more cabinet and counter space. Dishwasher, microwave, washer and dryer included! Other features: central A/C, newer vinyl windows, updated bath with ceramic tile and newer fixtures, newer carpet, newer furnace, laundry area and finished rec room in basement. This condo also has a security system, updated electric panel, and ceiling fans. Why rent when you can buy? Also great for investors.

16. 2016-03-17
    listed $25,000 Active 570-char remark

    Show marketing remark (570 chars)

    Nicest unit in Blisswood! Beautifully remodeled 2-bedroom brick condo with the dining room wall knocked out to open the kitchen up to a huge eat-in area, allowing room for much more cabinet and counter space. Dishwasher, microwave, washer and dryer included! Other features: central A/C, newer vinyl windows, updated bath with ceramic tile and newer fixtures, newer carpet, newer furnace, laundry area and finished rec room in basement. This condo also has a security system, updated electric panel, and ceiling fans. Why rent when you can buy? Also great for investors.

17. 2014-12-12
    soldstatus $32,000
18. 2014-06-16
    soldstatus $18,000
19. 2000-04-07
    soldstatus $34,000
20. 1994-09-09
    soldstatus $32,500
21. 1994-09-09
    soldstatus $32,500
22. 1983-08-15
    soldstatus $33,000
23. 1983-08-15
    soldstatus $33,000
24. 1979-03-12
    soldstatus $25,000

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/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: $11,926
• − Mortgage interest: −$3,361
• − Property taxes: −$1,214
• − Insurance: −$300
• − Repairs & maintenance: −$954
• − Management: −$954
• − HOA: −$1,308
• − Depreciation: −$1,745
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,322/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

+140.0% since first listed

16 events — show timeline

• 2026-04-18 Price Changed $60,000 MLSNOW
• 2026-03-20 Listed $69,000 MLSNOW
• 2016-10-25 Sold (MLS) $19,000 MLSNOW
• 2016-10-21 Sold (Public Records) $19,000 Public Records
• 2016-09-29 Pending — MLSNOW
• 2016-07-05 Contingent — MLSNOW
• 2016-06-09 Price Changed $22,000 MLSNOW
• 2016-03-17 Listed $25,000 MLSNOW
• 2014-12-12 Sold (Public Records) $32,000 Public Records
• 2014-06-16 Sold (Public Records) $18,000 Public Records
• 2000-04-07 Sold (Public Records) $34,000 Public Records
• 1994-09-09 Sold (Public Records) $32,500 Public Records
• 1994-09-09 Sold (Public Records) $32,500 Public Records
• 1983-08-15 Sold (Public Records) $33,000 Public Records
• 1983-08-15 Sold (Public Records) $33,000 Public Records
• 1979-03-12 Sold (Public Records) $25,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $1,214 · -2.5% YoY. Source: county tax records.