3305 Desota Ave · Cleveland Heights, OH 44118

$299,900

7 bd · 2.0 ba · 2,772 sqft · MultiFamily public records · 31 Days on market

Built 1916 6,011 sqft lot Est $324k · 8% 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 +27.9/30.0
• ARV discount +10.9/15.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Attention Investors! Up-and-Running Double. Down Unit Has 2 Bedrooms and 1 Bath. Up Unit Has 2 Bedrooms and 1 Bath on the Second Floor and 2 More Heated Rooms on the Third Floor. Lots of Built-in Cabinetry. Hardwood Flooring Throughout. Improvements Include Newer Windows, Upgraded Electrical For the Up Unit and a Rebuilt 3-car Garage. Newer Porch Roof/Tearoff. Up Unit Newly Repainted with Newer Floors in Kitchen and Bath. Upstairs Bath has a New Vanity. Rents Received $1200 Per Month. Great Opportunity! Sunday Showings Preferred.

Key facts

• Legal 3 family
• Completely renovated
• Private suite

Tags

• NEWER VINYL INSULATED WINDOWS
• LEGAL 3 FAMILY
• COMPLETELY RENOVATED
• PRIVATE SUITE
• SEPARATE LAUNDRY AREAS
• NEWER ELECTRICAL PANELS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.3% 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); 258 active listings in the ZIP; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,744/mo this rent would consume 58% of the median local household income ($78k/yr) (locally 1847% 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 $2k of loan paydown is wiped out by about $9k 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 + 5.7% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $26k; list at $300k implies a 1053% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.25% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $324,324
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3411 Beechwood Ave	0.24mi	6/2.0 (-1)	2,903 (+5%)	3mo	$180,000	$62	74
3351-3353 Mayfield Rd	0.64mi	6/2.0 (-1)	2,824 (+2%)	4mo	$330,000	$117	59
14426 Superior Rd	0.39mi	8/2.0 (+1)	2,582 (-7%)	20mo	$270,000	$105	49
3152 E Derbyshire Rd	0.68mi	8/5.0 (+1)	3,096 (+12%)	2mo	$382,000	$123	30
3128-3130 E Derbyshire Rd	0.70mi	6/4.0 (-1)	3,026 (+9%)	18mo	$360,000	$119	24

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $21,006
• Equity at exit: $44,716

10-year hold

• IRR: 17.9%
• Equity multiple: 2.67×
• Total profit: $139,853
• Equity at exit: $25,930

Cash invested: $83,972 (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: 258
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $3,744 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$332 /mo · $3,981/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $928

Break-even live

Break-even rent $2,569

Max offer price $299,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,098	-5% $1,013	+0% $928	+5% $843	+10% $759
Rent	-10% $633	-5% $780	+0% $928	+5% $1,076	+10% $1,224
Rate	-1.0pp $1,079	-0.5pp $1,005	base $928	+0.5pp $851	+1.0pp $772

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,744
Total (3 units)			$3,744

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $299,900 Active 31 DOM
2. 2026-06-18
   days on market $299,900 Active 28 DOM
3. 2026-06-17
   days on market $299,900 Active 27 DOM
4. 2026-06-16
   days on market $299,900 Active 26 DOM
5. 2026-06-15
   days on market $299,900 Active 25 DOM
6. 2026-06-13
   days on market $299,900 Active 23 DOM
7. 2026-06-09
   days on market $299,900 Active 19 DOM
8. 2026-06-08
   days on market $299,900 Active 18 DOM
9. 2026-06-07
   days on market $299,900 Active 17 DOM
10. 2026-06-05
    days on market $299,900 Active 14 DOM
11. 2026-06-03
    days on market $299,900 Active 13 DOM
12. 2026-06-02
    days on market $299,900 Active 12 DOM
13. 2026-06-01
    days on market $299,900 Active 11 DOM
14. 2026-05-31
    days on market $299,900 Active 10 DOM
15. 2026-05-23
    status Active
16. 2026-05-13
    listed $299,900 Active
17. 2025-11-30
    historical
18. 2025-07-17
    historical Contingent
19. 2025-07-14
    status Active
20. 2025-06-16
    status Pending
21. 2025-05-30
    listed $140,000 Active
22. 2013-10-30
    soldstatus $26,000 535-char remark

    Show marketing remark (535 chars)

    Attention Investors! Up-and-Running Double. Down Unit Has 2 Bedrooms and 1 Bath. Up Unit Has 2 Bedrooms and 1 Bath on the Second Floor and 2 More Heated Rooms on the Third Floor. Lots of Built-in Cabinetry. Hardwood Flooring Throughout. Improvements Include Newer Windows, Upgraded Electrical For the Up Unit and a Rebuilt 3-car Garage. Newer Porch Roof/Tearoff. Up Unit Newly Repainted with Newer Floors in Kitchen and Bath. Upstairs Bath has a New Vanity. Rents Received $1200 Per Month. Great Opportunity! Sunday Showings Preferred.

23. 2013-10-30
    soldstatus $26,000

    Show marketing remark (535 chars)

    Attention Investors! Up-and-Running Double. Down Unit Has 2 Bedrooms and 1 Bath. Up Unit Has 2 Bedrooms and 1 Bath on the Second Floor and 2 More Heated Rooms on the Third Floor. Lots of Built-in Cabinetry. Hardwood Flooring Throughout. Improvements Include Newer Windows, Upgraded Electrical For the Up Unit and a Rebuilt 3-car Garage. Newer Porch Roof/Tearoff. Up Unit Newly Repainted with Newer Floors in Kitchen and Bath. Upstairs Bath has a New Vanity. Rents Received $1200 Per Month. Great Opportunity! Sunday Showings Preferred.

24. 2013-06-14
    listed $30,000 535-char remark

    Show marketing remark (535 chars)

    Attention Investors! Up-and-Running Double. Down Unit Has 2 Bedrooms and 1 Bath. Up Unit Has 2 Bedrooms and 1 Bath on the Second Floor and 2 More Heated Rooms on the Third Floor. Lots of Built-in Cabinetry. Hardwood Flooring Throughout. Improvements Include Newer Windows, Upgraded Electrical For the Up Unit and a Rebuilt 3-car Garage. Newer Porch Roof/Tearoff. Up Unit Newly Repainted with Newer Floors in Kitchen and Bath. Upstairs Bath has a New Vanity. Rents Received $1200 Per Month. Great Opportunity! Sunday Showings Preferred.

25. 2010-12-31
    historical
26. 2010-01-05
    listed $48,000
27. 2003-02-15
    soldstatus $132,000
28. 2003-02-14
    soldstatus $132,000
29. 2002-10-26
    listed $132,000

ⓘ 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: $3,981 · $332/mo
• Projected year-2 tax: $4,330 · $361/mo
• Expected delta: +$349/yr (+$29/mo · 8.8%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,928
• − Mortgage interest: −$16,799
• − Property taxes: −$3,981
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,594
• − Management: −$3,594
• − Depreciation: −$8,724
• Taxable income: $6,736
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $9,524/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

+127.2% since first listed

15 events — show timeline

• 2026-05-23 Relisted — MLSNOW
• 2026-05-13 Listed $299,900 MLSNOW
• 2025-11-30 Listing Removed — MLSNOW
• 2025-07-17 Contingent — MLSNOW
• 2025-07-14 Relisted — MLSNOW
• 2025-06-16 Pending — MLSNOW
• 2025-05-30 Listed $140,000 MLSNOW
• 2013-10-30 Sold (Public Records) $26,000 Public Records
• 2013-10-30 Sold (MLS) $26,000 MLSNOW
• 2013-06-14 Listed $30,000 MLSNOW
• 2010-12-31 Listing Removed — MLSNOW
• 2010-01-05 Listed $48,000 MLSNOW
• 2003-02-15 Sold (MLS) $132,000 MLSNOW
• 2003-02-14 Sold (Public Records) $132,000 Public Records
• 2002-10-26 Listed $132,000 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $3,981 · +7.9% YoY. Source: county tax records.