26530 Shoreview Ave · Euclid, OH 44132

$70,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 111 Days on market

Built 1925 5,279 sqft lot $97/sqft · 29% below area Est $99k · 29% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +9.3/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Euclid! This one-bedroom home offers strong fundamentals and excellent upside for those willing to put in some TLC. Natural light fills the living space, creating a bright and inviting interior ready for your vision. Conveniently located near shopping and major highways, providing easy access for future tenants. Ideal for investors seeking a manageable value-add project with the potential to increase rental income and long-term equity.

Key facts

• Natural light
• 5,279 sq ft lot
• Parking

Tags

• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.7% 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: 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: Shoreview Elementary School (math 9% / reading 19%, grade F, #1,421 of 1,584 statewide, top 90%, 426 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: Rents rising fast (+15.5%/yr); 41 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $484 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 + 8.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 5.8

CMA / ARV

• ARV (median comp): $99,289
• List price: $70,000
• Delta: -29.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 E 250th St	0.49mi	2/1.0 (+1)	720 (0%)	14mo	$60,895	$85	60
860 E 260th St	0.60mi	2/1.0 (+1)	730 (+1%)	10mo	$142,000	$195	56
861 E 258th St	0.64mi	2/1.5 (+1)	740 (+3%)	19mo	$115,000	$155	43
254 E 248th St	0.62mi	2/1.0 (+1)	650 (-10%)	9mo	$112,000	$172	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.38×
• Total profit: $7,444
• Equity at exit: $10,437

10-year hold

• IRR: 22.5%
• Equity multiple: 3.46×
• Total profit: $48,130
• Equity at exit: $6,052

Cash invested: $19,600 (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 44132

• Home prices YoY: -16.9%
• Rents YoY: 15.5%
• Active inventory: 41
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$367
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $211

Break-even live

Break-even rent $733

Max offer price $70,000

Occupancy floor 74%

Sensitivity live

Price	-10% $250	-5% $231	+0% $211	+5% $191	+10% $171
Rent	-10% $132	-5% $171	+0% $211	+5% $250	+10% $290
Rate	-1.0pp $246	-0.5pp $229	base $211	+0.5pp $193	+1.0pp $174

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25701 Lakeshore Blvd Unit 1205 Euclid, OH	1.0	1.0	748	$1,040	$1.39	45d	1	0.55mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$948	$1.48	5d	8	0.67mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$850	$1.21	22d	3	0.70mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$720	$0.92	3d	10	0.72mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$776	$0.91	3d	7	0.85mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	45d	1	1.23mi
22705 Lakeshore Blvd Euclid, OH	1.0	1.0	605	$850	$1.40	3d	10	1.27mi
27800 Euclid Ave Unit Euclid 35 -Hillandale Apts-306 Euclid, OH	2.0	1.0	750	$950	$1.27	9d	1	1.38mi
26660 Tungsten Rd Apt 102 Euclid, OH	1.0	1.0	750	$1,095	$1.46	5d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $70,000 Active 111 DOM
2. 2026-06-18
   days on market $70,000 Active 108 DOM
3. 2026-06-17
   days on market $70,000 Active 107 DOM
4. 2026-06-16
   days on market $70,000 Active 106 DOM
5. 2026-06-15
   days on market $70,000 Active 105 DOM
6. 2026-06-13
   days on market $70,000 Active 103 DOM
7. 2026-06-09
   days on market $70,000 Active 99 DOM
8. 2026-06-08
   days on market $70,000 Active 98 DOM
9. 2026-06-07
   days on market $70,000 Active 97 DOM
10. 2026-06-05
    days on market $70,000 Active 94 DOM
11. 2026-06-03
    days on market $70,000 Active 93 DOM
12. 2026-06-02
    days on market $70,000 Active 92 DOM
13. 2026-06-01
    days on market $70,000 Active 91 DOM
14. 2026-05-31
    days on market $70,000 Active 90 DOM
15. 2026-04-02
    price $70,000 476-char remark

    Show marketing remark (476 chars)

    Investor opportunity in the heart of Euclid! This one-bedroom home offers strong fundamentals and excellent upside for those willing to put in some TLC. Natural light fills the living space, creating a bright and inviting interior ready for your vision. Conveniently located near shopping and major highways, providing easy access for future tenants. Ideal for investors seeking a manageable value-add project with the potential to increase rental income and long-term equity.

16. 2026-03-01
    listed $75,000 Active 476-char remark

    Show marketing remark (476 chars)

    Investor opportunity in the heart of Euclid! This one-bedroom home offers strong fundamentals and excellent upside for those willing to put in some TLC. Natural light fills the living space, creating a bright and inviting interior ready for your vision. Conveniently located near shopping and major highways, providing easy access for future tenants. Ideal for investors seeking a manageable value-add project with the potential to increase rental income and long-term equity.

17. 2022-11-07
    historical
18. 2022-08-18
    listed $72,000 Active
19. 2003-06-06
    soldstatus $58,000
20. 2003-04-26
    historical
21. 2003-01-27
    listed $59,900
22. 1999-04-01
    soldstatus $48,400
23. 1976-04-01
    soldstatus $15,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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: $12,002
• − Mortgage interest: −$3,921
• − Property taxes: −$2,197
• − Insurance: −$350
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,036
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,151/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): 14,633
• Household income: $47,969
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1297.0

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 (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 1% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -41.89%
• Current HPI: 206.0583
• Rent YoY: ▲ 15.49%
• 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

+366.7% since first listed

9 events — show timeline

• 2026-04-02 Price Changed $70,000 MLSNOW
• 2026-03-01 Listed $75,000 MLSNOW
• 2022-11-07 Listing Removed — MLSNOW
• 2022-08-18 Listed $72,000 MLSNOW
• 2003-06-06 Sold (Public Records) $58,000 Public Records
• 2003-04-26 Listing Removed — MLSNOW
• 2003-01-27 Listed $59,900 MLSNOW
• 1999-04-01 Sold (Public Records) $48,400 Public Records
• 1976-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,197 · +4.3% YoY. Source: county tax records.