20180 Hillcrest Dr · Euclid, OH 44117

$140,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 8 Days on market

Built 1924 4,399 sqft lot $128/sqft · 9% below area Est $153k · 9% under

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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 +21.6/30.0
• ARV discount +11.4/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• 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

Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

Key facts

• 4,399 sq ft lot
• Built 1924
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story home; Aluminum siding exterior; Asphalt shingle roof
• Construction: Built (year per public records); Aluminum siding construction; Asphalt shingle roof; Full basement
• Exterior features: Small lot (approximately 0.101 acres)

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full finished basement; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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: 33 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $968 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1924 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $153,198
• List price: $140,000
• Delta: -8.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20180 Hillcrest Dr	0.00mi	3/1.5	1,092 (0%)	0mo	$122,500	$112	100
1810 Glenridge Rd	0.08mi	3/1.5	1,200 (+10%)	1mo	$183,000	$153	79
1561 E 204th St	0.27mi	3/1.0	1,144 (+5%)	8mo	$115,000	$101	71
1861 Grand Blvd	0.19mi	3/2.0	1,175 (+8%)	8mo	$167,000	$142	70
1566 E 195th St	0.45mi	3/1.5	1,034 (-5%)	1mo	$115,000	$111	69
20130 Green Oak Dr	0.11mi	2/1.0 (-1)	960 (-12%)	8mo	$125,000	$130	62
2150 Glenridge Dr	0.57mi	3/1.0	1,206 (+10%)	6mo	$125,000	$104	49
2075 E 226th St	0.67mi	3/1.0	1,182 (+8%)	6mo	$145,000	$123	48
1865 E 225th St	0.71mi	3/1.0	1,158 (+6%)	9mo	$189,900	$164	47
2194 Glenridge Rd	0.64mi	3/1.5	1,183 (+8%)	15mo	$203,000	$172	44
1487 E 193 St	0.57mi	3/1.0	1,224 (+12%)	10mo	$130,500	$107	43
1550 E 219th St	0.74mi	3/1.0	1,224 (+12%)	16mo	$90,000	$74	30

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,055
• Equity at exit: $20,874

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $9,780
• Equity at exit: $12,105

Cash invested: $39,200 (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: 33
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$734
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $213

Break-even live

Break-even rent $1,261

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• 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	14d	1	0.13mi
19750 Euclid Ave Euclid, OH	1.0–3.0	1.0–1.5	840	$1,350	$1.61	16d	3	0.24mi
22050 Chardon Rd Euclid, OH	3.0	1.5	1209	$1,500	$1.24	43d	1	0.55mi
25 Trenton Sq Unit T54 Cleveland, OH	3.0	2.0	1324	$1,500	$1.13	16d	1	0.56mi
1541 E 191st St Euclid, OH	2.0	1.0–1.5	624	$925	$1.48	43d	1	0.63mi
18231 Euclid Ave Cleveland, OH	1.0–2.0	1.0	767	$1,818	$2.37	1d	1	0.90mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	43d	1	0.91mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	21d	1	1.06mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	1d	1	1.45mi

Listing history 20 events

1. 2026-05-14
   status Pending 1183-char remark
2. 2026-05-06
   listed $140,000 Active 1183-char remark
3. 2019-11-15
   soldstatus $72,000 Closed 950-char remark

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

4. 2019-11-15
   soldstatus $72,000

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

5. 2019-09-27
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

6. 2019-09-20
   historical Contingent 950-char remark

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

7. 2019-09-10
   status Active 950-char remark

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

8. 2019-08-27
   historical Contingent 950-char remark

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

9. 2019-08-20
   status Active 950-char remark

   Show marketing remark (950 chars)

   Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

10. 2019-07-30
    historical Contingent 950-char remark

    Show marketing remark (950 chars)

    Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

11. 2019-07-11
    listed $70,000 Active 950-char remark

    Show marketing remark (950 chars)

    Deceivingly large Colonial in a lovely neighborhood in Euclid. Spacious Living Room with white brick surround wood burning fireplace & pretty leaded glass display cabinet. Formal Dining Room open from the Living Room. Kitchen has natural wood cabinets & all appliances stay. Upstairs are three good sized bedrooms with large closets. Full Bathroom has updated vanity & flooring. Super big covered front porch that has so many uses for three seasons. Unfinished basement with glass block windows. Private back yard & custom landscaping with fruit trees & raspberry bushes. Home underwent country lead abatement program in 2012. Updates: Energy efficient furnace (2010), 2008 Roof, 2012 windows & exterior doors. Close to a neighborhood playground with slide & close to nearby hospitals & the Metro Parks. This home could also make a terrific investment opportunity and rents for approx $900-$1000/month.

12. 2013-05-30
    historical
13. 2013-02-18
    listed $65,000
14. 2013-01-31
    historical
15. 2012-02-01
    listed $65,000
16. 2008-09-23
    soldstatus $75,000
17. 2008-09-23
    soldstatus $75,000
18. 2008-07-08
    listed $69,900
19. 2007-11-30
    historical
20. 2007-05-26
    listed $79,900

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $2,443 · $204/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 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: $18,371
• − Mortgage interest: −$7,842
• − Property taxes: −$2,443
• − Insurance: −$700
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,073
• Taxable income: $374
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,471/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

+53.3% since first listed

21 events — show timeline

• 2026-06-17 Sold (MLS) $122,500 MLSNOW
• 2026-05-14 Pending — MLSNOW
• 2026-05-06 Listed $140,000 MLSNOW
• 2019-11-15 Sold (Public Records) $72,000 Public Records
• 2019-11-15 Sold (MLS) $72,000 MLSNOW
• 2019-09-27 Pending — MLSNOW
• 2019-09-20 Contingent — MLSNOW
• 2019-09-10 Relisted — MLSNOW
• 2019-08-27 Contingent — MLSNOW
• 2019-08-20 Relisted — MLSNOW
• 2019-07-30 Contingent — MLSNOW
• 2019-07-11 Listed $70,000 MLSNOW
• 2013-05-30 Listing Removed — MLSNOW
• 2013-02-18 Listed $65,000 MLSNOW
• 2013-01-31 Listing Removed — MLSNOW
• 2012-02-01 Listed $65,000 MLSNOW
• 2008-09-23 Sold (Public Records) $75,000 Public Records
• 2008-09-23 Sold (MLS) $75,000 MLSNOW
• 2008-07-08 Listed $69,900 MLSNOW
• 2007-11-30 Listing Removed — MLSNOW
• 2007-05-26 Listed $79,900 MLSNOW

Property tax history

+1.9%/yr

Latest (2025): $2,443 · -6.0% YoY. Source: county tax records.