1098 Homestead Rd · South Euclid, OH 44121

$180,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 50 Days on market

Built 1962 4,800 sqft lot $161/sqft · at area comps Est $184k · at est.

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +8.4/15.0
• 1% rule +4.4/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid Brick Ranch-TURN KEY! New winidows to be installed!! Sprawling open one floor living. Freshly REMODELED and nestled on a quiet street among lots of nicely maintained homes. Featuring 3 bedrooms and rich hardwood floors in the sun-filled living room , dining room, bedrooms. Beautifully updated kitchen with granite counters, stainless steel appliances and full bathrooms , all done in today's decor. Inviting, light & bright full finished basement with a full updated bathroom. REPLACED windows!! TWO car garage. This home is conveniently located close to area parks, shopping, dining, University Circle, museums and hospitals. Home warranty!

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Detached paved garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Built according to public records; Asphalt/fiberglass roof
• Exterior features: Brick exterior

Interior

• Kitchen: Includes range; Includes refrigerator; Includes dishwasher
• Bedrooms: Three main-level bedrooms (sizes approx. 9 x 9, 10 x 10, and 13 x 10) with hardwood floors
• Flooring: Hardwood floors throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full, partially finished basement
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-48 ($-571/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (6.0% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Adrian Elementary School (math 34% / reading 44%, grade F, #1,055 of 1,584 statewide, top 68%, 289 students, 60% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 50 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $169,220 (6.0% 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 50 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (median comp): $183,815
• List price: $180,000
• Delta: -2.08%
• 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
1073 Argonne Rd	0.17mi	3/1.0	1,088 (-3%)	1mo	$185,000	$170	86
1114 Homestead Rd	0.03mi	3/2.0	1,204 (+8%)	1mo	$211,000	$175	81
4410 Lucille Ave	0.34mi	3/1.0	1,175 (+5%)	2mo	$169,000	$144	75
4365 Adrian Rd	0.20mi	3/2.0	1,204 (+8%)	2mo	$136,200	$113	72
1268 Avondale Rd	0.41mi	3/1.5	1,176 (+5%)	5mo	$167,930	$143	67
1212 Argonne Rd	0.29mi	4/1.5 (+1)	1,200 (+7%)	5mo	$132,000	$110	63
1400 Francis Ct	0.59mi	3/2.0	1,131 (+1%)	6mo	$175,000	$155	61
4322 Tamalga Dr	0.31mi	2/1.5 (-1)	1,236 (+10%)	2mo	$190,000	$154	60
1362 Villa Dr	0.53mi	3/2.0	1,225 (+9%)	0mo	$150,000	$122	55
1343 Victory Dr	0.58mi	3/1.5	1,224 (+9%)	4mo	$119,500	$98	52
1356 Plainfield Rd	0.64mi	2/1.0 (-1)	1,180 (+5%)	7mo	$135,000	$114	50
1376 Avondale Rd	0.58mi	3/1.0	1,288 (+15%)	3mo	$145,000	$113	46

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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-25,277
• Equity at exit: $26,839

10-year hold

• IRR: 1.1%
• Equity multiple: 1.10×
• Total profit: $4,790
• Equity at exit: $15,563

Cash invested: $50,400 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$944
• Tax from tax record: −$365 /mo · $4,386/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-48

Break-even live

Break-even rent $1,752

Max offer price $171,597

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $3	+0% $-48	+5% $-99	+10% $-149
Rent	-10% $-181	-5% $-114	+0% $-48	+5% $19	+10% $86
Rate	-1.0pp $43	-0.5pp $-2	base $-48	+0.5pp $-94	+1.0pp $-142

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	18d	1	0.59mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	0.59mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	18d	1	0.73mi
2657 Noble Rd Cleveland, OH	2.0	1.0	850	$975	$1.15	21d	1	0.73mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	0.76mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	0.77mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	0.81mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	0.94mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	0.95mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	0.96mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	0.97mi
2481 Noble Rd Cleveland, OH	1.0–2.0	1.0	785	$950	$1.21	18d	5	1.02mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	1.08mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	1.10mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	4d	1	1.22mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	5d	1	1.25mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.30mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	1.36mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	1.37mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	1.38mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	45d	1	1.42mi
2270 Noble Rd Cleveland, OH	2.0	1.0	800	$850	$1.06	18d	1	1.42mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	1.43mi

Listing history 32 events

1. 2026-06-21
   days on market $180,000 Active 50 DOM
2. 2026-06-18
   days on market $180,000 Active 47 DOM
3. 2026-06-17
   price $180,000 Active 46 DOM
4. 2026-06-17
   days on market $185,000 Active 46 DOM
5. 2026-06-16
   days on market $185,000 Active 45 DOM
6. 2026-06-15
   days on market $185,000 Active 44 DOM
7. 2026-06-13
   days on market $185,000 Active 42 DOM
8. 2026-06-13
   statusdays on market $185,000 Active 41 DOM
9. 2026-06-09
   days on market $185,000 Contingent 38 DOM
10. 2026-06-08
    days on market $185,000 Contingent 37 DOM
11. 2026-06-07
    days on market $185,000 Contingent 36 DOM
12. 2026-06-05
    days on market $185,000 Contingent 33 DOM
13. 2026-06-03
    days on market $185,000 Contingent 32 DOM
14. 2026-06-02
    days on market $185,000 Contingent 31 DOM
15. 2026-06-01
    days on market $185,000 Contingent 30 DOM
16. 2026-05-31
    days on market $185,000 Contingent 29 DOM
17. 2026-05-02
    listed $190,000 Active 1137-char remark
18. 2023-01-18
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Solid Brick Ranch-TURN KEY! New winidows to be installed!! Sprawling open one floor living. Freshly REMODELED and nestled on a quiet street among lots of nicely maintained homes. Featuring 3 bedrooms and rich hardwood floors in the sun-filled living room , dining room, bedrooms. Beautifully updated kitchen with granite counters, stainless steel appliances and full bathrooms , all done in today's decor. Inviting, light & bright full finished basement with a full updated bathroom. REPLACED windows!! TWO car garage. This home is conveniently located close to area parks, shopping, dining, University Circle, museums and hospitals. Home warranty!

19. 2023-01-13
    soldstatus $155,000 Closed 656-char remark

    Show marketing remark (656 chars)

    Solid Brick Ranch-TURN KEY! New winidows to be installed!! Sprawling open one floor living. Freshly REMODELED and nestled on a quiet street among lots of nicely maintained homes. Featuring 3 bedrooms and rich hardwood floors in the sun-filled living room , dining room, bedrooms. Beautifully updated kitchen with granite counters, stainless steel appliances and full bathrooms , all done in today's decor. Inviting, light & bright full finished basement with a full updated bathroom. REPLACED windows!! TWO car garage. This home is conveniently located close to area parks, shopping, dining, University Circle, museums and hospitals. Home warranty!

20. 2023-01-12
    soldstatus $155,000
21. 2022-12-05
    historical Contingent 656-char remark

    Show marketing remark (656 chars)

    Solid Brick Ranch-TURN KEY! New winidows to be installed!! Sprawling open one floor living. Freshly REMODELED and nestled on a quiet street among lots of nicely maintained homes. Featuring 3 bedrooms and rich hardwood floors in the sun-filled living room , dining room, bedrooms. Beautifully updated kitchen with granite counters, stainless steel appliances and full bathrooms , all done in today's decor. Inviting, light & bright full finished basement with a full updated bathroom. REPLACED windows!! TWO car garage. This home is conveniently located close to area parks, shopping, dining, University Circle, museums and hospitals. Home warranty!

22. 2022-12-02
    listed $149,000 Active 656-char remark

    Show marketing remark (656 chars)

    Solid Brick Ranch-TURN KEY! New winidows to be installed!! Sprawling open one floor living. Freshly REMODELED and nestled on a quiet street among lots of nicely maintained homes. Featuring 3 bedrooms and rich hardwood floors in the sun-filled living room , dining room, bedrooms. Beautifully updated kitchen with granite counters, stainless steel appliances and full bathrooms , all done in today's decor. Inviting, light & bright full finished basement with a full updated bathroom. REPLACED windows!! TWO car garage. This home is conveniently located close to area parks, shopping, dining, University Circle, museums and hospitals. Home warranty!

23. 2011-06-10
    soldstatus $27,500

    Show marketing remark (203 chars)

    This is not a short sale, $500.00 to selling realtor. All-brick ranch, hardwood floors, full basement which is partially finished. Two full bathrooms, one in lower level. Two car garage. Motivate seller.

24. 2011-03-07
    listed $44,900

    Show marketing remark (203 chars)

    This is not a short sale, $500.00 to selling realtor. All-brick ranch, hardwood floors, full basement which is partially finished. Two full bathrooms, one in lower level. Two car garage. Motivate seller.

25. 2011-03-03
    historical
26. 2010-06-03
    listed $62,000
27. 2002-09-03
    soldstatus $116,900
28. 2002-08-26
    soldstatus $116,900
29. 2002-08-19
    historical
30. 2002-05-08
    listed $121,500
31. 2000-07-03
    soldstatus $105,000
32. 1977-01-01
    soldstatus $44,000

ⓘ 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: $4,386 · $365/mo
• Projected year-2 tax: $4,386 · $365/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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,306
• − Mortgage interest: −$10,083
• − Property taxes: −$4,386
• − Insurance: −$900
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,236
• Taxable loss: −$3,547
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $281/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+309.1% since first listed

20 events — show timeline

• 2026-06-17 Price Changed $180,000 MLSNOW
• 2026-06-11 Relisted — MLSNOW
• 2026-05-28 Contingent — MLSNOW
• 2026-05-22 Price Changed $185,000 MLSNOW
• 2026-05-02 Listed $190,000 MLSNOW
• 2023-01-18 Pending — MLSNOW
• 2023-01-13 Sold (MLS) $155,000 MLSNOW
• 2023-01-12 Sold (Public Records) $155,000 Public Records
• 2022-12-05 Contingent — MLSNOW
• 2022-12-02 Listed $149,000 MLSNOW
• 2011-06-10 Sold (MLS) $27,500 MLSNOW
• 2011-03-07 Listed $44,900 MLSNOW
• 2011-03-03 Listing Removed — MLSNOW
• 2010-06-03 Listed $62,000 MLSNOW
• 2002-09-03 Sold (MLS) $116,900 MLSNOW
• 2002-08-26 Sold (Public Records) $116,900 Public Records
• 2002-08-19 Listing Removed — MLSNOW
• 2002-05-08 Listed $121,500 MLSNOW
• 2000-07-03 Sold (Public Records) $105,000 Public Records
• 1977-01-01 Sold (Public Records) $44,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $4,386 · +10.1% YoY. Source: county tax records.