20333 Detroit Rd · Rocky River, OH 44116

$120,000

2 bd · 1.0 ba · 973 sqft · Condo · 37 Days on market

Built 1977 Good condition $123/sqft · 19% above area Est $101k · 19% over

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Why this score? — see what drove the F 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).

• Schools +7.4/10.0
• 1% rule +5.5/10.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

5th floor beautiful updated condo in the heart of Rocky River. HOA fee includes everything but electric and internet. New windows, textbook painted kitchen cabinets and new air handler. Outdoor pool, shared laundry on each floor, heated indoor designated parking spot. Turn Key!

Key facts

• Outdoor pool
• Updated condo
• New windows

Tags

• UPDATED CONDO
• NEW WINDOWS
• PAINTED KITCHEN CABINETS
• OUTDOOR POOL
• HEATED INDOOR PARKING SPOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-563 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 0.7% vs local median 2.1% in Rocky River — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 89/100 on livability (#9 in OH, #112 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Rocky River City (suburban): math 84% / reading 89% proficiency, ranked #26 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent is only 16% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 24y ago; this cycle's ask is 7900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $76k; list at $120k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 0.66%
• Cash-on-cash: -20.12%
• DSCR: 0.10
• GRM: 7.9

CMA / ARV

• ARV (median comp): $101,071
• List price: $120,000
• Delta: 3.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -56.9%
• Equity multiple: -0.63×
• Total profit: $-54,851
• Equity at exit: $17,892

10-year hold

• IRR: —
• Equity multiple: -1.74×
• Total profit: $-92,055
• Equity at exit: $10,375

Cash invested: $33,600 (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 44116

• Active inventory: 112
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA est. from 5 same-building comps: −$731
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-563

Break-even live

Break-even rent $1,975

Max offer price $38,496

Occupancy floor —

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20333 Detroit Rd Unit 213 Rocky River, OH	2.0	1.5	800	$1,400	$1.75	44d	1	0.04mi
20550 Detroit Rd Apt 6 Rocky River, OH	1.0	1.0	725	$1,025	$1.41	3d	1	0.14mi
20550 Detroit Rd Unit 8 Rocky River, OH	1.0	1.0	725	$1,080	$1.49	21d	1	0.14mi
680 Smith Ct Rocky River, OH	1.0–2.0	1.0	640	$1,100	$1.72	7d	6	0.32mi
21045 Southbend Cir Apt 2 Rocky River, OH	1.0	1.0	800	$1,300	$1.62	44d	1	0.65mi
21045 Southbend Cir Unit 9 Rocky River, OH	2.0	1.0	800	$1,500	$1.88	21d	1	0.65mi
21045 Southbend Cir Apt 8 Rocky River, OH	2.0	1.0	800	$1,500	$1.88	44d	1	0.65mi
18975 Hilliard Blvd Rocky River, OH	1.0	1.0	875	$995	$1.14	16d	1	0.79mi
18963 Hilliard Blvd Unit 2 Rocky River, OH	1.0	1.0	750	$1,150	$1.53	20d	1	0.80mi
18923 Hilliard Blvd Unit 4 Rocky River, OH	2.0	1.0	900	$1,100	$1.22	44d	1	0.83mi
19875 Center Ridge Rd Rocky River, OH	1.0	1.0	678	$1,772	$2.61	2d	9	0.88mi
1370 Sloane Ave Lakewood, OH	1.0–2.0	1.0	534	$1,500	$2.81	2d	1	0.92mi
3400 Wooster Rd Rocky River, OH	1.0	1.0	780	$1,500	$1.92	24d	1	1.05mi
3303 Linden Rd Rocky River, OH	2.0	1.0–1.5	645	$1,739	$2.70	2d	17	1.13mi
1503 Riverside Dr Lakewood, OH	2.0	1.0	627	$1,901	$3.03	2d	1	1.21mi
1365 Phelps Ave Unit 1 Lakewood, OH	1.0	1.0	1000	$1,195	$1.20	44d	1	1.22mi
1407 Owego Ave Lakewood, OH	1.0	1.0	800	$995	$1.24	3d	1	1.23mi
1352 Kenilworth Ave Lakewood, OH	1.0	1.0	650	$945	$1.45	20d	1	1.27mi
1346 Kenilworth Ave Lakewood, OH	2.0	1.0	750	$1,200	$1.60	24d	1	1.27mi
17920 Detroit Ave Lakewood, OH	1.0–2.0	1.0–2.0	908	$1,395	$1.54	16d	1	1.37mi
17724 Hilliard Rd Lakewood, OH	2.0	1.0	929	$1,375	$1.48	44d	1	1.37mi
17545 Madison Ave Lakewood, OH	2.0	1.0	950	$1,100	$1.16	17d	1	1.38mi
1392 Webb Rd Lakewood, OH	1.0	1.0	625	$1,075	$1.72	16d	2	1.43mi
22081 River Oaks Dr Unit B8 Rocky River, OH	1.0	1.0	726	$1,245	$1.71	4d	1	1.47mi
22081 River Oaks Dr Rocky River, OH	1.0	1.0	726	$1,198	$1.65	17d	2	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electricinternetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $120,000 Active 37 DOM
2. 2026-06-17
   days on market $120,000 Active 36 DOM
3. 2026-06-16
   days on market $120,000 Active 35 DOM
4. 2026-06-15
   days on market $120,000 Active 34 DOM
5. 2026-06-13
   days on market $120,000 Active 32 DOM
6. 2026-06-13
   pricedays on marketlisting id $120,000 Active 31 DOM
7. 2026-06-09
   days on market $105,000 Active 90 DOM
8. 2026-06-08
   days on market $105,000 Active 89 DOM
9. 2026-06-07
   days on market $105,000 Active 88 DOM
10. 2026-06-05
    days on market $105,000 Active 85 DOM
11. 2026-06-03
    days on market $105,000 Active 84 DOM
12. 2026-06-02
    days on market $105,000 Active 83 DOM
13. 2026-06-01
    days on market $105,000 Active 82 DOM
14. 2026-05-31
    days on market $105,000 Active 81 DOM
15. 2026-05-14
    listed $1,500
16. 2026-05-13
    price $120,000 278-char remark

    Show marketing remark (278 chars)

    5th floor beautiful updated condo in the heart of Rocky River. HOA fee includes everything but electric and internet. New windows, textbook painted kitchen cabinets and new air handler. Outdoor pool, shared laundry on each floor, heated indoor designated parking spot. Turn Key!

17. 2026-05-12
    listed $125,000 Active 278-char remark

    Show marketing remark (278 chars)

    5th floor beautiful updated condo in the heart of Rocky River. HOA fee includes everything but electric and internet. New windows, textbook painted kitchen cabinets and new air handler. Outdoor pool, shared laundry on each floor, heated indoor designated parking spot. Turn Key!

18. 2026-05-08
    historical 976-char remark

    Show marketing remark (976 chars)

    Enjoy the best of convenient living in this beautifully updated condo ideally situated in the center of Rocky River. Just steps from shopping, with easy access to the shores of Lake Erie, the scenic Cleveland Metroparks, and only 15 minutes to Cleveland Hopkins International Airport. This move-in-ready unit offers a remodeled eat-in kitchen and updated bathroom, a formal dining room plus additional casual dining space, generous closet storage, and a private locker. The sun-filled living room features abundant natural light, creating a warm and welcoming atmosphere. The well-maintained building includes an elevator, a swimming pool, underground parking along with ample additional parking, and a convenient laundry room located on the same floor. Pets and leasing are permitted, offering flexibility for both homeowners and investors. Immediate occupancy available! Move right in and start enjoying effortless living in one of Rocky River's most desirable locations!

19. 2026-05-08
    soldstatus $76,500 Closed 976-char remark

    Show marketing remark (976 chars)

    Enjoy the best of convenient living in this beautifully updated condo ideally situated in the center of Rocky River. Just steps from shopping, with easy access to the shores of Lake Erie, the scenic Cleveland Metroparks, and only 15 minutes to Cleveland Hopkins International Airport. This move-in-ready unit offers a remodeled eat-in kitchen and updated bathroom, a formal dining room plus additional casual dining space, generous closet storage, and a private locker. The sun-filled living room features abundant natural light, creating a warm and welcoming atmosphere. The well-maintained building includes an elevator, a swimming pool, underground parking along with ample additional parking, and a convenient laundry room located on the same floor. Pets and leasing are permitted, offering flexibility for both homeowners and investors. Immediate occupancy available! Move right in and start enjoying effortless living in one of Rocky River's most desirable locations!

20. 2026-05-06
    price $105,000
21. 2026-04-18
    status Pending 976-char remark

    Show marketing remark (976 chars)

    Enjoy the best of convenient living in this beautifully updated condo ideally situated in the center of Rocky River. Just steps from shopping, with easy access to the shores of Lake Erie, the scenic Cleveland Metroparks, and only 15 minutes to Cleveland Hopkins International Airport. This move-in-ready unit offers a remodeled eat-in kitchen and updated bathroom, a formal dining room plus additional casual dining space, generous closet storage, and a private locker. The sun-filled living room features abundant natural light, creating a warm and welcoming atmosphere. The well-maintained building includes an elevator, a swimming pool, underground parking along with ample additional parking, and a convenient laundry room located on the same floor. Pets and leasing are permitted, offering flexibility for both homeowners and investors. Immediate occupancy available! Move right in and start enjoying effortless living in one of Rocky River's most desirable locations!

22. 2026-03-31
    price $109,000

    Show marketing remark (976 chars)

    Enjoy the best of convenient living in this beautifully updated condo ideally situated in the center of Rocky River. Just steps from shopping, with easy access to the shores of Lake Erie, the scenic Cleveland Metroparks, and only 15 minutes to Cleveland Hopkins International Airport. This move-in-ready unit offers a remodeled eat-in kitchen and updated bathroom, a formal dining room plus additional casual dining space, generous closet storage, and a private locker. The sun-filled living room features abundant natural light, creating a warm and welcoming atmosphere. The well-maintained building includes an elevator, a swimming pool, underground parking along with ample additional parking, and a convenient laundry room located on the same floor. Pets and leasing are permitted, offering flexibility for both homeowners and investors. Immediate occupancy available! Move right in and start enjoying effortless living in one of Rocky River's most desirable locations!

23. 2026-03-31
    price $80,036 976-char remark

    Show marketing remark (976 chars)

    Enjoy the best of convenient living in this beautifully updated condo ideally situated in the center of Rocky River. Just steps from shopping, with easy access to the shores of Lake Erie, the scenic Cleveland Metroparks, and only 15 minutes to Cleveland Hopkins International Airport. This move-in-ready unit offers a remodeled eat-in kitchen and updated bathroom, a formal dining room plus additional casual dining space, generous closet storage, and a private locker. The sun-filled living room features abundant natural light, creating a warm and welcoming atmosphere. The well-maintained building includes an elevator, a swimming pool, underground parking along with ample additional parking, and a convenient laundry room located on the same floor. Pets and leasing are permitted, offering flexibility for both homeowners and investors. Immediate occupancy available! Move right in and start enjoying effortless living in one of Rocky River's most desirable locations!

24. 2026-03-25
    historical $1,100
25. 2026-03-14
    listed $1,100
26. 2026-03-10
    listed $119,000 Active
27. 2026-02-26
    listed $84,248 Active 976-char remark

    Show marketing remark (976 chars)

    Enjoy the best of convenient living in this beautifully updated condo ideally situated in the center of Rocky River. Just steps from shopping, with easy access to the shores of Lake Erie, the scenic Cleveland Metroparks, and only 15 minutes to Cleveland Hopkins International Airport. This move-in-ready unit offers a remodeled eat-in kitchen and updated bathroom, a formal dining room plus additional casual dining space, generous closet storage, and a private locker. The sun-filled living room features abundant natural light, creating a warm and welcoming atmosphere. The well-maintained building includes an elevator, a swimming pool, underground parking along with ample additional parking, and a convenient laundry room located on the same floor. Pets and leasing are permitted, offering flexibility for both homeowners and investors. Immediate occupancy available! Move right in and start enjoying effortless living in one of Rocky River's most desirable locations!

28. 2025-12-08
    historical $1,500
29. 2025-11-07
    listed $1,500
30. 2025-10-06
    historical $1,500
31. 2025-09-05
    listed $1,500
32. 2007-12-05
    soldstatus $49,450
33. 2007-10-09
    listed $53,900
34. 2007-09-26
    historical
35. 2007-04-17
    soldstatus $53,500
36. 2007-03-26
    listed $56,900
37. 2006-12-29
    historical
38. 2006-12-07
    listed $56,900
39. 2006-06-29
    listed $56,900
40. 2002-12-31
    historical
41. 2002-10-31
    historical
42. 2002-10-31
    historical
43. 2002-09-30
    historical
44. 2002-09-27
    listed $64,500
45. 2002-09-27
    listed $64,500
46. 2002-09-02
    listed $64,500
47. 2002-07-01
    listed $64,900

ⓘ 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
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $15,145
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − HOA: −$8,772
• − Depreciation: −$3,491
• Taxable loss: −$8,663
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $-4,680/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo unit is in good condition with new flooring and appliances, and is located in a well-maintained building with a community pool and storage area.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental clean gutters — keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental clean gutters — keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rocky River City
• NCES district ID: 3904470
• Math proficiency: 84% ▼ -8.00%
• Reading proficiency: 89% ▼ -2.00%
• Median HH income: $64,592
• Composite: 74.43/100
• National rank: #159
• State rank: #26 of 656 in OH

Livability — Rocky River

• Score: 89/100
• State rank: #9
• US rank: #112

Category grades

Amenities A+ Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky River, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 21,532
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 21,532
• Household income: $93,799
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 795.0

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 White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Other Indo-European 5% Arabic 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: ▼ -180.15%
• Current HPI: 228.2256
• 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

-97.7% since first listed

33 events — show timeline

• 2026-05-14 Listed for Rent $1,500 TURBOTENANT
• 2026-05-13 Price Changed $120,000 FSBO.com
• 2026-05-12 Listed $125,000 FSBO.com
• 2026-05-08 Listing Removed — MLSNOW
• 2026-05-08 Sold (MLS) $76,500 MLSNOW
• 2026-05-06 Price Changed $105,000 MLSNOW
• 2026-04-18 Pending — MLSNOW
• 2026-03-31 Price Changed $109,000 MLSNOW
• 2026-03-31 Price Changed $80,036 MLSNOW
• 2026-03-25 Rental Removed $1,100 YESMLS
• 2026-03-14 Listed for Rent $1,100 YESMLS
• 2026-03-10 Listed $119,000 MLSNOW
• 2026-02-26 Listed $84,248 MLSNOW
• 2025-12-08 Rental Removed $1,500 TURBOTENANT
• 2025-11-07 Listed for Rent $1,500 TURBOTENANT
• 2025-10-06 Rental Removed $1,500 TURBOTENANT
• 2025-09-05 Listed for Rent $1,500 TURBOTENANT
• 2007-12-05 Sold (MLS) $49,450 MLSNOW
• 2007-10-09 Listed $53,900 MLSNOW
• 2007-09-26 Listing Removed — MLSNOW
• 2007-04-17 Sold (MLS) $53,500 MLSNOW
• 2007-03-26 Listed $56,900 MLSNOW
• 2006-12-29 Listing Removed — MLSNOW
• 2006-12-07 Listed $56,900 MLSNOW
• 2006-06-29 Listed $56,900 MLSNOW
• 2002-12-31 Listing Removed — MLSNOW
• 2002-10-31 Listing Removed — MLSNOW
• 2002-10-31 Listing Removed — MLSNOW
• 2002-09-30 Listing Removed — MLSNOW
• 2002-09-27 Listed $64,500 MLSNOW
• 2002-09-27 Listed $64,500 MLSNOW
• 2002-09-02 Listed $64,500 MLSNOW
• 2002-07-01 Listed $64,900 MLSNOW