3097 Becket Rd · Cleveland, OH 44120

$99,999

3 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 8 Days on market

Built 1920 6,534 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks!! Cleveland taxes but Shaker Heights Schools! This classic brick colonial is packed with original character, generous space, and architectural details that are increasingly difficult to find. Investors searching for your next project OR handy owner-occupants looking to build equity, this property offers huge potential. A welcoming entry foyer showcases a beautiful original wood front door flanked by charming keyhole windows, setting the stage for the home's timeless appeal. Inside, you'll find a grand living room featuring a fireplace, crown molding, and abundant natural light. An adjoining sitting room provides additional living space, while the formal dining room impre

Key facts

• Grand living room
• Sitting room
• Keyhole windows

Tags

• ORIGINAL WOOD FRONT DOOR
• KEYHOLE WINDOWS
• GRAND LIVING ROOM
• FIREPLACE
• ABUNDANT NATURAL LIGHT
• SITTING ROOM

Property features AI

Finance

• Other: Below-grade finished area present
• Financial info: Annual taxes not included per instructions
• HOA & community: HOA information not specified

Exterior

• Parking: Garage (2 spaces)
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: 2-story house
• Construction: Brick, stone, vinyl siding, and wood siding exterior; Asphalt/fiberglass roof
• Exterior features: 0.15-acre lot; Property listed as fixer condition

Interior

• Kitchen: Appliances not specified
• Bedrooms: Not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Total of 6 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.3% vs local median 3.6% in Cleveland — 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 71/100 on livability (#403 in OH) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D-, crime F, employment F.
• Shaker Heights City (suburban): math 50% / reading 63% proficiency, ranked #309 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 125 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 41% of the median local income ($47k/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 $691 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 + 3.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $99,999

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $217,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3063 Ashwood Rd	0.13mi	3/1.5	1,572 (-2%)	5mo	$190,000	$121	86
3136 Becket Rd	0.08mi	3/1.5	1,598 (+0%)	13mo	$218,000	$136	84
3146 Ashwood Rd	0.10mi	3/1.5	1,587 (-1%)	22mo	$97,000	$61	73
3131 Ashwood Rd	0.06mi	4/1.5 (+1)	1,722 (+8%)	16mo	$220,000	$128	64
14160 Onaway Rd	0.19mi	3/1.5	1,728 (+8%)	23mo	$325,000	$188	56
3075 Ludlow Rd	0.19mi	3/2.0	1,797 (+12%)	23mo	$250,000	$139	48
3191 Warrington Rd	0.67mi	4/2.5 (+1)	1,744 (+9%)	18mo	$300,000	$172	27

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.76×
• Total profit: $21,323
• Equity at exit: $14,910

10-year hold

• IRR: 27.3%
• Equity multiple: 3.45×
• Total profit: $68,527
• Equity at exit: $8,646

Cash invested: $28,000 (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 44120

• Rents YoY: 3.3%
• Active inventory: 125
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $580

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Albion Rd Cleveland, OH	3.0	1.5	1942	$1,900	$0.98	2d	1	0.15mi
14108 Becket Rd Cleveland, OH	4.0	3.5	1660	$2,206	$1.33	44d	1	0.19mi
13419 S Woodland Rd #7 Cleveland, OH	2.0	1.0	1328	$1,150	$0.87	44d	1	0.33mi
2828 S Moreland Blvd Cleveland, OH	2.0	1.0	1156	$1,325	$1.15	16d	1	0.52mi
14014 Shaker Blvd Apt 305 Shaker Heights, OH	3.0	2.0	1224	$1,430	$1.17	4d	1	0.54mi
3348 Colwyn Rd Cleveland, OH	3.0	1.0	1330	$1,199	$0.90	24d	1	0.71mi
2666 N Moreland Blvd Cleveland, OH	2.0	1.0	1250	$1,250	$1.00	44d	1	0.76mi
2590 N Moreland Blvd Unit SLAD22 Shaker Heights, OH	2.0	1.0	1120	$1,150	$1.03	12d	1	0.92mi
2590 N Moreland Blvd Unit SLAE12 Shaker Heights, OH	2.0	1.0	1210	$1,200	$0.99	44d	1	0.92mi
2590 N Moreland Blvd Unit SLAE22 Shaker Heights, OH	2.0	1.0	1210	$1,200	$0.99	12d	1	0.92mi
2576 Kemper Rd Unit 211 Shaker Heights, OH	2.0	1.0	1260	$999	$0.79	44d	1	0.95mi
2576 Kemper Rd Unit 2572 Shaker Heights, OH	3.0	1.0	1260	$1,275	$1.01	44d	1	0.95mi
2576 Kemper Rd Unit 209 Shaker Heights, OH	2.0	1.0	1103	$999	$0.91	24d	1	0.95mi
2638 E 126th St Unit 1496049P Cleveland, OH	2.0	1.0	2238	$4,055	$1.81	8d	1	0.96mi
2560 N Moreland Blvd Cleveland, OH	2.0–3.0	2.0–3.5	1800	$4,100	$2.28	2d	1	0.96mi
2538 Kemper Rd Unit 2534 Shaker Heights, OH	2.0	1.0	1217	$1,175	$0.97	20d	1	1.01mi
16015 Van Aken Blvd Cleveland, OH	2.0–4.0	2.0	1360	$1,295	$0.95	8d	4	1.05mi
13660 Fairhill Rd Cleveland, OH	1.0–2.0	1.0	862	$1,250	$1.45	16d	5	1.13mi
2523 E 124th St Unit 1 Cleveland, OH	2.0	1.0	1200	$2,850	$2.38	24d	1	1.15mi
3698 Menlo Rd Unit 3700 Shaker Heights, OH	2.0	1.0	1079	$1,360	$1.26	44d	1	1.31mi
3656 Chelton Rd Cleveland, OH	2.0	1.0	1200	$1,300	$1.08	44d	1	1.41mi
15602 Scottsdale Blvd Cleveland, OH	3.0	1.5	1162	$1,665	$1.43	44d	1	1.42mi

Listing history 8 events

1. 2026-06-18
   days on market $99,999 Active 8 DOM
2. 2026-06-17
   days on market $99,999 Active 7 DOM
3. 2026-06-16
   days on market $99,999 Active 6 DOM
4. 2026-06-15
   price $99,999 Active 5 DOM
5. 2026-06-15
   days on market $114,900 Active 5 DOM
6. 2026-06-13
   days on market $114,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $114,900 Active 2 DOM

ⓘ 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 · 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: $19,310
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,909
• Taxable income: $5,710
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $5,591/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: Shaker Heights City
• NCES district ID: 3904475
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $69,421
• Composite: 49.98/100
• National rank: #1928
• State rank: #309 of 656 in OH

Livability — Cleveland

• Score: 71/100
• State rank: #403
• US rank: #6673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 326,883
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 33,202
• Household income: $47,126
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2289.0

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 (68%)
• Race & ethnicity: Black 68% White 21% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% 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: ▼ -201.50%
• Current HPI: 108.2487
• Rent YoY: ▲ 3.34%
• 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

+20.9% since first listed

2 events — show timeline

• 2026-06-10 Listed $114,900 MLSNOW
• 2025-10-31 Sold (Public Records) $95,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,440 · +13.1% YoY. Source: county tax records.