2083 N Taylor Rd · Cleveland Heights, OH 44112

$85,000

5 bd · 1.0 ba · 1,995 sqft · SingleFamily public records · 67 Days on market

Built 1920 6,499 sqft lot $43/sqft · 45% below area Est $153k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.5/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and rehabbers — this is the opportunity you've been waiting for. This 4-bedroom, 2-bath Colonial in Cleveland Heights offers nearly 2,000 square feet of living space across two levels, a full unfinished basement, and a detached 2-car garage — all on a 0.15-acre lot. Built in 1920 and brimming with classic character, this property is a blank canvas ready for a full renovation and commanding ARV. Hardwood floors are visible throughout, and the spacious room layout includes a separate dining room, living room, bonus rooms, and an attic with additional potential. The full basement provides ample storage or future finishing possibilities. Located in Cleveland Heights, a desirable inner-ring suburb with strong rental demand and a thriving owner-occupant market, this property is priced to sell and perfect for the investor ready to add serious value. Cash or conventional financing accepted. Bring your vision and your contractor — this one won't sit long.

Key facts

• 0.15-acre lot
• Separate dining room
• Living room

Tags

• FULL UNFINISHED BASEMENT
• DETACHED 2-CAR GARAGE
• 0.15-ACRE LOT
• HARDWOOD FLOORS
• SEPARATE DINING ROOM
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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+.
• East Cleveland City School District (suburban): math 4% / reading 17% proficiency, ranked #652 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 99 active listings in the ZIP; 17 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).
• At $1,983/mo this rent would consume 83% of the median local household income ($29k/yr) (locally 1702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 + 5.2% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $85k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.33% ✓
• Cap rate: 20.12%
• Cash-on-cash: 49.39%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $153,411
• List price: $85,000
• Delta: -44.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16252 Oakhill Rd	0.23mi	4/2.0 (-1)	2,000 (+0%)	3mo	$215,000	$108	77
917 Brunswick Rd	0.11mi	4/3.0 (-1)	1,890 (-5%)	3mo	$260,000	$138	71
949 Brunswick Rd	0.06mi	4/2.0 (-1)	1,838 (-8%)	11mo	$189,900	$103	66
955 Greyton Rd	0.36mi	4/1.5 (-1)	1,898 (-5%)	14mo	$189,000	$100	56
1848 Stanwood Rd	0.49mi	5/1.5	1,894 (-5%)	14mo	$105,000	$55	54
1744 Northfield Ave	0.73mi	5/1.0	1,947 (-2%)	9mo	$48,000	$25	54
15000 Terrace Rd	0.40mi	4/2.0 (-1)	2,146 (+8%)	9mo	$180,000	$84	52
1068 Elbon Rd	0.63mi	4/1.5 (-1)	1,883 (-6%)	3mo	$217,000	$115	52
16300 Glynn Rd	0.30mi	4/3.5 (-1)	2,140 (+7%)	12mo	$325,000	$152	49
1111 Hereford Rd	0.53mi	4/2.0 (-1)	1,834 (-8%)	7mo	$155,000	$85	47
2275 Walden	0.62mi	4/2.5 (-1)	2,133 (+7%)	8mo	$239,900	$112	42
2090 Newbury Dr	0.56mi	4/2.5 (-1)	2,290 (+15%)	7mo	$205,000	$90	33

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 3.23×
• Total profit: $53,043
• Equity at exit: $12,674

10-year hold

• IRR: 55.9%
• Equity multiple: 7.11×
• Total profit: $145,525
• Equity at exit: $7,349

Cash invested: $23,800 (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 44112

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $979

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 46%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.08mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	0.31mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.33mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.45mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.46mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	0.46mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.52mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.60mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.63mi
1131 Cleveland Heights Blvd Cleveland, OH	5.0	2.0	1500	$2,550	$1.70	1d	1	1.13mi
3829 Delmore Rd Cleveland, OH	5.0	1.0	1350	$2,550	$1.89	1d	1	1.21mi
3777 Montevista Rd Cleveland, OH	5.0	2.0	2050	$2,900	$1.41	1d	1	1.22mi
3201 Whitethorn Rd Unit 3203 Cleveland Heights, OH	5.0	1.5	1485	$1,725	$1.16	23d	1	1.23mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	1.25mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	1.36mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	1.49mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	1.49mi

Listing history 3 events

1. 2026-05-15
   price $85,000 998-char remark

   Show marketing remark (998 chars)

   Attention investors and rehabbers — this is the opportunity you've been waiting for. This 4-bedroom, 2-bath Colonial in Cleveland Heights offers nearly 2,000 square feet of living space across two levels, a full unfinished basement, and a detached 2-car garage — all on a 0.15-acre lot. Built in 1920 and brimming with classic character, this property is a blank canvas ready for a full renovation and commanding ARV. Hardwood floors are visible throughout, and the spacious room layout includes a separate dining room, living room, bonus rooms, and an attic with additional potential. The full basement provides ample storage or future finishing possibilities. Located in Cleveland Heights, a desirable inner-ring suburb with strong rental demand and a thriving owner-occupant market, this property is priced to sell and perfect for the investor ready to add serious value. Cash or conventional financing accepted. Bring your vision and your contractor — this one won't sit long.

2. 2026-03-16
   listed $90,000 Active 998-char remark

   Show marketing remark (998 chars)

   Attention investors and rehabbers — this is the opportunity you've been waiting for. This 4-bedroom, 2-bath Colonial in Cleveland Heights offers nearly 2,000 square feet of living space across two levels, a full unfinished basement, and a detached 2-car garage — all on a 0.15-acre lot. Built in 1920 and brimming with classic character, this property is a blank canvas ready for a full renovation and commanding ARV. Hardwood floors are visible throughout, and the spacious room layout includes a separate dining room, living room, bonus rooms, and an attic with additional potential. The full basement provides ample storage or future finishing possibilities. Located in Cleveland Heights, a desirable inner-ring suburb with strong rental demand and a thriving owner-occupant market, this property is priced to sell and perfect for the investor ready to add serious value. Cash or conventional financing accepted. Bring your vision and your contractor — this one won't sit long.

3. 1996-10-16
   soldstatus $28,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 15 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: $23,801
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$2,473
• Taxable income: $11,059
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $9,100/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: East Cleveland City School District
• NCES district ID: 3904390
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 17% ▼ -13.00%
• Median HH income: $22,726
• Composite: 7.38/100
• National rank: #9954
• State rank: #652 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): 17,848
• Household income: $28,799
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1702.0

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% 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: ▼ -115.61%
• Current HPI: 67.2162
• Rent YoY: ▲ 5.16%
• 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

+203.6% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $85,000 MLSNOW
• 2026-03-16 Listed $90,000 MLSNOW
• 1996-10-16 Sold (Public Records) $28,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,434 · +90.9% YoY. Source: county tax records.