805 E 254th St · Euclid, OH 44132

$139,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 69 Days on market

Built 1947 6,499 sqft lot $136/sqft · 9% above area Est $128k · 9% over

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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
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this cash-flowing opportunity at 805 E 254th St. This solid 3-bedroom, 1-bath home is already occupied with a month to month tenant in place at $1500/mo. Buyer may elect to keep the tenant for immediate cash flow or deliver the property vacant. Priced at just $139,900, this property delivers strong returns and is perfect for both new and seasoned investors looking to expand their portfolio. The home features a functional layout, spacious bedrooms, and long-term rental potential in a consistently in-demand area.

Key facts

• 6,499 sq ft lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-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).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

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: Rents rising fast (+15.5%/yr); 39 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 39% of the median local income ($48k/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 $967 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1947 — 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. 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: 1.11% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,884
• List price: $139,900
• Delta: 9.40%
• 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
861 E 256th St	0.07mi	3/1.0	1,014 (-2%)	6mo	$137,500	$136	89
720 E 254th St	0.14mi	3/2.0	1,047 (+2%)	6mo	$164,900	$157	82
26361 Elinore Ave	0.41mi	3/1.5	1,037 (+0%)	0mo	$190,000	$183	78
26268 Leslie Ave	0.29mi	3/2.0	1,094 (+6%)	7mo	$126,500	$116	66
24350 Stephen Ave	0.54mi	3/2.0	1,059 (+3%)	0mo	$185,000	$175	66
515 E 250th St	0.42mi	3/1.0	1,128 (+9%)	2mo	$125,000	$111	63
25401 Farringdon Ave	0.49mi	3/1.0	1,152 (+12%)	0mo	$186,000	$161	57
25700 Briardale Ave	0.35mi	3/2.0	1,164 (+13%)	3mo	$166,000	$143	56
25751 Briardale Ave	0.39mi	4/1.0 (+1)	1,152 (+12%)	3mo	$163,000	$141	55
25731 Zeman Ave	0.56mi	3/1.5	1,155 (+12%)	2mo	$161,900	$140	51
23901 Colbourne Rd	0.54mi	3/1.0	1,184 (+15%)	5mo	$75,000	$63	46
328 E 238th St	0.73mi	3/1.0	1,178 (+14%)	2mo	$133,000	$113	41

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-858
• Equity at exit: $20,860

10-year hold

• IRR: 13.9%
• Equity multiple: 2.39×
• Total profit: $54,277
• Equity at exit: $12,096

Cash invested: $39,172 (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: 39
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$734
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $213

Break-even live

Break-even rent $1,284

Max offer price $139,900

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25291 Richards Ave Euclid, OH	4.0	1.0	1164	$1,850	$1.59	2d	1	0.32mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	12d	1	0.39mi
26230 Briardale Ave Euclid, OH	3.0	2.0	1290	$1,600	$1.24	1d	1	0.40mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	1d	1	0.46mi
611 E 260th St Euclid, OH	3.0	1.0	875	$1,595	$1.82	43d	1	0.46mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	43d	1	0.46mi
26450 Drakefield Ave Euclid, OH	4.0	1.5	1241	$1,700	$1.37	1d	1	0.49mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	14d	1	0.51mi
26351 Farringdon Ave Euclid, OH	3.0	1.0	1257	$1,495	$1.19	1d	1	0.57mi
25301 Shoreview Ave Euclid, OH	3.0	2.0	1131	$1,849	$1.63	14d	1	0.62mi
25301 Shoreview Ave Euclid, OH	3.0	2.0	1131	$1,499	$1.33	2d	1	0.62mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	43d	1	0.63mi
368 E 248th St Euclid, OH	3.0	1.0	1440	$1,395	$0.97	43d	1	0.67mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	0.70mi
27701 Mills Ave Unit 2E Euclid, OH	2.0	1.5	1176	$1,275	$1.08	43d	1	0.71mi
26900 Zeman Ave Euclid, OH	4.0	1.5	1241	$1,531	$1.23	19d	1	0.72mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	23d	1	0.76mi
300 E 246th St Euclid, OH	3.0	1.0	1116	$1,864	$1.67	43d	1	0.77mi
27190 Zeman Ave Euclid, OH	4.0	1.0	1465	$1,800	$1.23	21d	1	0.80mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	43d	1	0.84mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	21d	3	0.85mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	43d	1	0.85mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	1d	1	0.87mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	4d	1	0.88mi
26640 Tungsten Rd Euclid, OH	2.0	1.0	779	$1,100	$1.41	43d	1	0.90mi
26900 Forestview Ave Euclid, OH	3.0	1.0	1098	$1,450	$1.32	1d	1	0.90mi
24570 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0	925	$1,200	$1.30	43d	1	0.92mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	1d	10	0.95mi
26251 Brush Ave Euclid, OH	2.0–3.0	1.0	769	$1,600	$2.08	1d	2	0.97mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$1,168	$1.37	2d	7	1.00mi
101 E 238th St Euclid, OH	2.0	1.0	959	$1,400	$1.46	14d	1	1.03mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	23d	1	1.03mi
27800 Euclid Ave Unit Euclid 35 Parkhill Apts-5 Euclid, OH	3.0	1.5	755	$1,200	$1.59	43d	1	1.05mi
27800 Euclid Ave Unit Euclid 35 -Hillandale Apts-306 Euclid, OH	2.0	1.0	750	$950	$1.27	7d	1	1.05mi
25311 Lakeshore Blvd Unit C14 Euclid, OH	2.0	1.0	925	$995	$1.08	43d	1	1.05mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	43d	1	1.06mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$1,075	$1.68	3d	8	1.06mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	23d	1	1.09mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	7d	1	1.11mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	21d	1	1.12mi

Listing history 31 events

1. 2026-06-18
   days on market $139,900 Active 69 DOM
2. 2026-06-17
   days on market $139,900 Active 68 DOM
3. 2026-06-16
   days on market $139,900 Active 67 DOM
4. 2026-06-15
   days on market $139,900 Active 66 DOM
5. 2026-06-13
   statusdays on market $139,900 Active 64 DOM
6. 2026-06-09
   statusdays on market $139,900 Contingent 60 DOM
7. 2026-06-08
   days on market $139,900 Active 59 DOM
8. 2026-06-07
   days on market $139,900 Active 58 DOM
9. 2026-06-05
   days on market $139,900 Active 55 DOM
10. 2026-06-03
    days on market $139,900 Active 54 DOM
11. 2026-06-02
    days on market $139,900 Active 53 DOM
12. 2026-06-01
    days on market $139,900 Active 52 DOM
13. 2026-05-31
    days on market $139,900 Active 51 DOM
14. 2026-04-10
    listed $139,900 Active 533-char remark

    Show marketing remark (533 chars)

    Don’t miss this cash-flowing opportunity at 805 E 254th St. This solid 3-bedroom, 1-bath home is already occupied with a month to month tenant in place at $1500/mo. Buyer may elect to keep the tenant for immediate cash flow or deliver the property vacant. Priced at just $139,900, this property delivers strong returns and is perfect for both new and seasoned investors looking to expand their portfolio. The home features a functional layout, spacious bedrooms, and long-term rental potential in a consistently in-demand area.

15. 2025-03-07
    historical $1,550
16. 2025-02-15
    price $1,550
17. 2025-01-14
    listed $1,595
18. 2025-01-14
    historical $1,695
19. 2024-12-03
    listed $1,695
20. 2024-12-03
    soldstatus $130,000
21. 2024-11-22
    soldstatus $130,000 Closed 470-char remark

    Show marketing remark (470 chars)

    This 3 bedroom 1 full bath bungalow is the perfect place to call home! Newly renovated and full of charm. Beautiful original hardwood flooring flowing throughout the house. Outside, you'll appreciate the large backyard space that looks out to the partially fenced backyard and detached 2 car garage. Freshly painted throughout and move in ready and in a prime location near newly built schools~ don't miss out, call to schedule your showing today! Outside newly painted.

22. 2024-10-15
    status Pending 470-char remark

    Show marketing remark (470 chars)

    This 3 bedroom 1 full bath bungalow is the perfect place to call home! Newly renovated and full of charm. Beautiful original hardwood flooring flowing throughout the house. Outside, you'll appreciate the large backyard space that looks out to the partially fenced backyard and detached 2 car garage. Freshly painted throughout and move in ready and in a prime location near newly built schools~ don't miss out, call to schedule your showing today! Outside newly painted.

23. 2024-10-08
    price $134,700 470-char remark

    Show marketing remark (470 chars)

    This 3 bedroom 1 full bath bungalow is the perfect place to call home! Newly renovated and full of charm. Beautiful original hardwood flooring flowing throughout the house. Outside, you'll appreciate the large backyard space that looks out to the partially fenced backyard and detached 2 car garage. Freshly painted throughout and move in ready and in a prime location near newly built schools~ don't miss out, call to schedule your showing today! Outside newly painted.

24. 2024-09-28
    listed $144,700 Active 470-char remark

    Show marketing remark (470 chars)

    This 3 bedroom 1 full bath bungalow is the perfect place to call home! Newly renovated and full of charm. Beautiful original hardwood flooring flowing throughout the house. Outside, you'll appreciate the large backyard space that looks out to the partially fenced backyard and detached 2 car garage. Freshly painted throughout and move in ready and in a prime location near newly built schools~ don't miss out, call to schedule your showing today! Outside newly painted.

25. 2010-12-29
    soldstatus $29,500
26. 2010-10-28
    listed $34,900
27. 2007-01-01
    historical
28. 2006-08-01
    listed $95,000
29. 2002-10-15
    soldstatus $78,000
30. 1998-09-30
    soldstatus $82,900
31. 1987-05-14
    soldstatus $55,500

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 ≥95°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: $18,639
• − Mortgage interest: −$7,837
• − Property taxes: −$2,669
• − Insurance: −$700
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,070
• Taxable income: $382
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,461/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

+152.1% since first listed

18 events — show timeline

• 2026-04-10 Listed $139,900 MLSNOW
• 2025-03-07 Rental Removed $1,550 YESMLS
• 2025-02-15 Price Changed $1,550 YESMLS
• 2025-01-14 Listed for Rent $1,595 YESMLS
• 2025-01-14 Rental Removed $1,695 APPFOLIO
• 2024-12-03 Listed for Rent $1,695 APPFOLIO
• 2024-12-03 Sold (Public Records) $130,000 Public Records
• 2024-11-22 Sold (MLS) $130,000 MLSNOW
• 2024-10-15 Pending — MLSNOW
• 2024-10-08 Price Changed $134,700 MLSNOW
• 2024-09-28 Listed $144,700 MLSNOW
• 2010-12-29 Sold (MLS) $29,500 MLSNOW
• 2010-10-28 Listed $34,900 MLSNOW
• 2007-01-01 Listing Removed — MLSNOW
• 2006-08-01 Listed $95,000 MLSNOW
• 2002-10-15 Sold (Public Records) $78,000 Public Records
• 1998-09-30 Sold (Public Records) $82,900 Public Records
• 1987-05-14 Sold (Public Records) $55,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,669 · -3.0% YoY. Source: county tax records.