1791 Forest Dr · Euclid, OH 44117

$175,000

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 7 Days on market

Built 1949 0.25 ac lot Est $170k · at est.

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Why this score? — see what drove the D- 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 +14.4/30.0
• ARV discount +6.3/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-family investment property with 3 bedrooms, 1 full bathroom, full basement and attached 1-car garage. Great opportunity with this ranch-style home!

Key facts

• Functional kitchen
• Attached garage
• Desirable location

Tags

• MOVE IN READY
• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• PARTIALLY FINISHED BASEMENT
• ATTACHED GARAGE
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $36 ($435/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (11.4% below list).
• Recommended offer: $155k (11.4% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Bluestone Elementary School (math 8% / reading 22%, grade F, #1,382 of 1,584 statewide, top 88%, 319 students, 0% FRL); Euclid Middle School (math 10% / reading 22%, grade F, #624 of 654 statewide, top 96%, 934 students, 0% FRL); Euclid High School (math 7% / reading 33%, grade F, #675 of 781 statewide, top 87%, 1,618 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP; 10 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).
• This rent runs 43% of the median local income ($43k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 35y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,087 (11.4% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $170,478
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1791 Forest Dr	0.00mi	3/2.5	1,386 (0%)	1mo	$168,000	$121	93
20021 Green Oak Dr	0.05mi	3/2.5	1,355 (-2%)	2mo	$185,484	$137	86
1732 Glenridge Rd	0.15mi	3/1.5	1,300 (-6%)	2mo	$238,500	$183	79
1810 Glenridge Rd	0.15mi	3/1.5	1,200 (-13%)	1mo	$183,000	$153	68
1930 Seneca Rd	0.40mi	3/2.0	1,290 (-7%)	6mo	$91,500	$71	61
2078 Miami Rd	0.74mi	3/1.5	1,379 (-0%)	3mo	$165,000	$120	60
2010 E 226th St	0.73mi	4/1.5 (+1)	1,411 (+2%)	1mo	$168,000	$119	55
2017 Natona Rd	0.66mi	3/2.0	1,296 (-6%)	3mo	$147,000	$113	52
2150 Glenridge Dr	0.46mi	3/1.0	1,206 (-13%)	6mo	$125,000	$104	52
22261 Chardon Rd	0.71mi	3/1.5	1,481 (+7%)	6mo	$189,900	$128	48
2010 E 221st St	0.58mi	3/2.5	1,577 (+14%)	4mo	$199,900	$127	40
2075 E 226th St	0.74mi	3/1.0	1,182 (-15%)	6mo	$145,000	$123	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-26,036
• Equity at exit: $26,093

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-19,653
• Equity at exit: $15,131

Cash invested: $49,000 (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 44117

• Home prices YoY: -9.8%
• Active inventory: 34
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$918
• Tax from tax record: −$198 /mo · $2,379/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $36

Break-even live

Break-even rent $1,505

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $86	+0% $36	+5% $-13	+10% $-63
Rent	-10% $-86	-5% $-25	+0% $36	+5% $98	+10% $159
Rate	-1.0pp $124	-0.5pp $81	base $36	+0.5pp $-9	+1.0pp $-55

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	16d	1	0.08mi
19750 Euclid Ave Euclid, OH	1.0–3.0	1.0–1.5	840	$1,350	$1.61	18d	3	0.18mi
25 Trenton Sq Unit T54 Cleveland, OH	3.0	2.0	1324	$1,500	$1.13	18d	1	0.47mi
22050 Chardon Rd Euclid, OH	3.0	1.5	1209	$1,500	$1.24	45d	1	0.66mi
1485 E 221st St Euclid, OH	3.0	2.0	1561	$1,500	$0.96	12d	1	1.01mi
1485 E 221st St Euclid, OH	3.0	2.0	1561	$1,500	$0.96	16d	1	1.01mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	45d	1	1.04mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	23d	1	1.20mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	1.30mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	1.33mi

Listing history 50 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $175,000 Active
3. 2025-06-24
   soldstatus $125,000
4. 2025-06-23
   soldstatus $125,000 Closed 154-char remark

   Show marketing remark (154 chars)

   Single-family investment property with 3 bedrooms, 1 full bathroom, full basement and attached 1-car garage. Great opportunity with this ranch-style home!

5. 2025-04-25
   historical 154-char remark

   Show marketing remark (154 chars)

   Single-family investment property with 3 bedrooms, 1 full bathroom, full basement and attached 1-car garage. Great opportunity with this ranch-style home!

6. 2025-04-25
   listed $129,900 154-char remark

   Show marketing remark (154 chars)

   Single-family investment property with 3 bedrooms, 1 full bathroom, full basement and attached 1-car garage. Great opportunity with this ranch-style home!

7. 2021-10-21
   soldstatus $105,000
8. 2021-10-14
   soldstatus $105,000 Closed 196-char remark

   Show marketing remark (196 chars)

   Tenant occupied investment property. Single family home with 3 bedrooms, 1 bath, partially finished basement and attached single car garage. Owner is selling as-is and won't be making any repairs.

9. 2021-08-16
   historical 196-char remark

   Show marketing remark (196 chars)

   Tenant occupied investment property. Single family home with 3 bedrooms, 1 bath, partially finished basement and attached single car garage. Owner is selling as-is and won't be making any repairs.

10. 2021-08-13
    listed $110,000 196-char remark

    Show marketing remark (196 chars)

    Tenant occupied investment property. Single family home with 3 bedrooms, 1 bath, partially finished basement and attached single car garage. Owner is selling as-is and won't be making any repairs.

11. 2018-10-22
    soldstatus $81,000 Sold
12. 2018-10-19
    soldstatus $81,000
13. 2018-09-26
    status Pending
14. 2018-08-29
    historical Contingent
15. 2018-08-29
    listed $89,900 Active
16. 2017-04-18
    soldstatus $77,000
17. 2016-11-28
    soldstatus $16,800 Sold
18. 2016-10-28
    status Pending
19. 2016-10-27
    historical
20. 2016-10-18
    historical Contingent
21. 2016-10-13
    status Active
22. 2016-10-06
    status Contingent
23. 2016-08-18
    status Pending
24. 2016-08-18
    historical
25. 2016-08-10
    historical Contingent
26. 2016-08-09
    status Active
27. 2016-08-05
    historical
28. 2016-08-03
    historical Contingent
29. 2016-07-25
    listed $17,900 Active
30. 2015-07-29
    status Pending
31. 2015-07-28
    historical
32. 2015-07-25
    historical Contingent
33. 2015-07-25
    status Active
34. 2015-07-24
    historical Contingent
35. 2015-07-24
    historical
36. 2015-07-15
    status Active
37. 2015-07-07
    historical Contingent
38. 2015-05-19
    price $17,900
39. 2015-05-11
    price $19,900
40. 2015-04-22
    price $24,900
41. 2015-04-06
    status Active
42. 2015-03-28
    status Pending
43. 2015-03-19
    historical Contingent
44. 2015-03-04
    listed $29,900 Active
45. 2007-11-30
    historical
46. 2007-07-17
    listed $119,000
47. 2007-02-28
    historical
48. 2006-11-04
    historical
49. 2006-10-26
    listed $129,000
50. 2006-04-05
    listed $124,900

ⓘ 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: $2,379 · $198/mo
• Projected year-2 tax: $2,555 · $213/mo
• Expected delta: +$175/yr (+$15/mo · 7.4%)

ⓘ 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 6 d/yr ≥95°F today · 13 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: $18,610
• − Mortgage interest: −$9,803
• − Property taxes: −$2,379
• − Insurance: −$875
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,091
• Taxable loss: −$2,515
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $1,039/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): 9,172
• Household income: $43,013
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 970.0

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 (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 1% Serbian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -23.42%
• Current HPI: 214.6784
• 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

+151.8% since first listed

55 events — show timeline

• 2026-04-22 Pending — MLSNOW
• 2026-04-15 Listed $175,000 MLSNOW
• 2025-06-24 Sold (Public Records) $125,000 Public Records
• 2025-06-23 Sold (MLS) $125,000 MLSNOW
• 2025-04-25 Listed $129,900 MLSNOW
• 2025-04-25 Listing Removed — MLSNOW
• 2021-10-21 Sold (Public Records) $105,000 Public Records
• 2021-10-14 Sold (MLS) $105,000 MLSNOW
• 2021-08-16 Listing Removed — MLSNOW
• 2021-08-13 Listed $110,000 MLSNOW
• 2018-10-22 Sold (MLS) $81,000 MLSNOW
• 2018-10-19 Sold (Public Records) $81,000 Public Records
• 2018-09-26 Pending — MLSNOW
• 2018-08-29 Contingent — MLSNOW
• 2018-08-29 Listed $89,900 MLSNOW
• 2017-04-18 Sold (Public Records) $77,000 Public Records
• 2016-11-28 Sold (MLS) $16,800 MLSNOW
• 2016-10-28 Pending — MLSNOW
• 2016-10-27 Listing Removed — MLSNOW
• 2016-10-18 Contingent — MLSNOW
• 2016-10-13 Relisted — MLSNOW
• 2016-10-06 Relisted — MLSNOW
• 2016-08-18 Pending — MLSNOW
• 2016-08-18 Listing Removed — MLSNOW
• 2016-08-10 Contingent — MLSNOW
• 2016-08-09 Relisted — MLSNOW
• 2016-08-05 Listing Removed — MLSNOW
• 2016-08-03 Contingent — MLSNOW
• 2016-07-25 Listed $17,900 MLSNOW
• 2015-07-29 Pending — MLSNOW
• 2015-07-28 Listing Removed — MLSNOW
• 2015-07-25 Contingent — MLSNOW
• 2015-07-25 Relisted — MLSNOW
• 2015-07-24 Contingent — MLSNOW
• 2015-07-24 Listing Removed — MLSNOW
• 2015-07-15 Relisted — MLSNOW
• 2015-07-07 Contingent — MLSNOW
• 2015-05-19 Price Changed $17,900 MLSNOW
• 2015-05-11 Price Changed $19,900 MLSNOW
• 2015-04-22 Price Changed $24,900 MLSNOW
• 2015-04-06 Relisted — MLSNOW
• 2015-03-28 Pending — MLSNOW
• 2015-03-19 Contingent — MLSNOW
• 2015-03-04 Listed $29,900 MLSNOW
• 2007-11-30 Listing Removed — MLSNOW
• 2007-07-17 Listed $119,000 MLSNOW
• 2007-02-28 Listing Removed — MLSNOW
• 2006-11-04 Listing Removed — MLSNOW
• 2006-10-26 Listed $129,000 MLSNOW
• 2006-04-05 Listed $124,900 MLSNOW
• 1999-01-16 Listing Removed — MLSNOW
• 1998-10-19 Listed $89,000 MLSNOW
• 1991-04-18 Sold (Public Records) $69,000 Public Records
• 1991-04-18 Sold (MLS) $69,000 MLSNOW
• 1991-01-14 Listed $69,500 MLSNOW

Property tax history

-3.2%/yr

Latest (2025): $2,379 · +2.2% YoY. Source: county tax records.