3531 Bainbridge Rd · Cleveland Heights, OH 44118

$140,000

3 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 9 Days on market

Built 1940 5,401 sqft lot Est $237k · 41% 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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.0/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated Three Bedroom Brick Colonial! Hardwood flooring, coved ceilings and spacious rooms. Eat-In Kitchen with all new cabinetry, granite countertops, and tiled backsplash. Three nicely sized Bedrooms, the Primary Bedroom with lots of closets. All Bedrooms have hardwood flooring. The 3rd floor has three finished areas with lots of possibilities for use. The Lower-Level has a Rec Room with LTV flooring, and a fireplace. Two car garage! Deck off the rear of the home! Don't miss out on this one!

Key facts

• Tiled backsplash
• Finished areas
• Rec room

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• FINISHED AREAS
• REC ROOM
• 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 $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.6% vs local median 4.4% 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 (+5.7%/yr); 253 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y 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 $88k; list at $140k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $236,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3484 Bainbridge Rd	0.09mi	3/1.5	1,631 (+4%)	0mo	$155,600	$95	89
3733 E Antisdale Rd	0.44mi	3/1.5	1,582 (+1%)	1mo	$155,000	$98	77
2017 Goodnor Rd	0.48mi	3/1.5	1,605 (+2%)	1mo	$140,000	$87	72
3750 Bainbridge Rd	0.42mi	3/2.0	1,508 (-4%)	1mo	$259,900	$172	71
1936 Revere Rd	0.37mi	3/2.5	1,671 (+7%)	1mo	$251,500	$151	67
3697 Washington Blvd	0.59mi	3/1.5	1,662 (+6%)	0mo	$261,000	$157	62
3409 Cedarbrook Rd	0.70mi	4/1.5 (+1)	1,521 (-3%)	0mo	$245,000	$161	57
3638 Washington Blvd	0.51mi	4/3.0 (+1)	1,663 (+6%)	1mo	$200,000	$120	54
3407 Cedarbrook Rd	0.71mi	3/1.5	1,452 (-7%)	1mo	$205,000	$141	54
3748 Berkeley Rd	0.42mi	4/2.5 (+1)	1,729 (+10%)	1mo	$282,000	$163	54
1901 Parkway Dr	0.75mi	4/1.5 (+1)	1,651 (+5%)	1mo	$196,000	$119	50
3798 Grosvenor Rd	0.59mi	3/2.0	1,340 (-14%)	1mo	$275,000	$205	45

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,335
• Equity at exit: $20,874

10-year hold

• IRR: 7.7%
• Equity multiple: 1.67×
• Total profit: $26,375
• 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 44118

• Rents YoY: 5.7%
• Active inventory: 253
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$734
• Tax from tax record: −$422 /mo · $5,060/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $147

Break-even live

Break-even rent $1,537

Max offer price $140,000

Occupancy floor 86%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	21d	1	0.26mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	0.31mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	23d	1	0.32mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	0.35mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	0.35mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	7d	1	0.39mi
3290 Desota Ave Cleveland, OH	4.0	1.0	1094	$1,325	$1.21	23d	1	0.48mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	4d	1	0.55mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	23d	1	0.55mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	0.56mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	0.58mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	16d	1	0.58mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	23d	1	0.62mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.65mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	3d	1	0.65mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	0.68mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	0.69mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	17d	1	0.71mi
1796 Cumberland Rd Cleveland Heights, OH	4.0	2.5	2100	$1,800	$0.86	17d	1	0.78mi
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	3d	1	0.78mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	0.79mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	1d	1	0.79mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	16d	1	0.81mi
2267 Edgerton Rd University Heights, OH	3.0	1.5	1958	$1,750	$0.89	16d	1	0.87mi
2223 Lee Rd Cleveland, OH	2.0	1.0–2.0	1015	$2,850	$2.81	1d	60	0.92mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	0.92mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	0.94mi
13108 Cedar Rd Unit 13108 Cleveland Heights, OH	4.0	2.0	2116	$1,450	$0.69	23d	1	0.96mi
13108 Cedar Rd Cleveland, OH	4.0	2.0	2116	$1,500	$0.71	23d	1	0.97mi
2201 Oakdale Rd Unit 1 Cleveland Heights, OH	2.0	1.0	1183	$1,250	$1.06	23d	1	0.99mi
3300 Dellwood Rd Cleveland, OH	3.0	1.0	1560	$1,585	$1.02	14d	1	1.00mi
3065 E Derbyshire Rd Cleveland Heights, OH	4.0	1.0	1450	$1,495	$1.03	21d	1	1.00mi
2100 Cottage Grove Dr Cleveland Heights, OH	4.0	1.5	1450	$1,495	$1.03	7d	1	1.00mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	14d	1	1.00mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	19d	1	1.01mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	1.02mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	1.02mi
3062 E Derbyshire Rd Cleveland, OH	3.0	1.0	1650	$3,000	$1.82	23d	1	1.03mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	1.05mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	7d	1	1.12mi

Listing history 13 events

1. 2026-04-23
   status Pending
2. 2026-04-13
   listed $140,000 Active
3. 2025-05-13
   status Active
4. 2025-04-28
   status Pending
5. 2025-04-12
   listed $220,000 Active
6. 2025-03-31
   historical
7. 2025-02-18
   historical Contingent
8. 2024-12-05
   status Pending
9. 2024-10-18
   price $214,900
10. 2024-10-11
    listed $224,900 Active
11. 1995-03-01
    soldstatus $88,500
12. 1995-03-01
    soldstatus $88,500
13. 1994-11-08
    listed $89,500

ⓘ 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: $5,060 · $422/mo
• Projected year-2 tax: $5,060 · $422/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 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,677
• − Mortgage interest: −$7,842
• − Property taxes: −$5,060
• − Insurance: −$700
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,073
• Taxable loss: −$306
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,838/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): 40,715
• Household income: $77,555
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1847.0

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: White 57% Black 33% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.62%
• Current HPI: 204.5504
• Rent YoY: ▲ 5.70%
• 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

+56.4% since first listed

13 events — show timeline

• 2026-04-23 Pending — MLSNOW
• 2026-04-13 Listed $140,000 MLSNOW
• 2025-05-13 Relisted — MLSNOW
• 2025-04-28 Pending — MLSNOW
• 2025-04-12 Listed $220,000 MLSNOW
• 2025-03-31 Listing Removed — MLSNOW
• 2025-02-18 Contingent — MLSNOW
• 2024-12-05 Pending — MLSNOW
• 2024-10-18 Price Changed $214,900 MLSNOW
• 2024-10-11 Listed $224,900 MLSNOW
• 1995-03-01 Sold (Public Records) $88,500 Public Records
• 1995-03-01 Sold (MLS) $88,500 MLSNOW
• 1994-11-08 Listed $89,500 MLSNOW

Property tax history

+3.8%/yr

Latest (2025): $5,060 · -2.2% YoY. Source: county tax records.