4250 Eastway Rd · South Euclid, OH 44121

$185,000

3 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 7 Days on market

Built 1950 7,749 sqft lot Est $255k · 27% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready Cape Cod located on a quiet, tree-lined street in South Euclid, with central A/C, detached 2-car garage, finished basement, finished 2nd level, and a deck. Conveniently located near I-271, Legacy Village, Beachwood Place, Cedar Center, schools, universities, parks, and plenty of other shopping, restaurants, and local attractions. This home offers hardwood flooring, 3 bedrooms, 2 full baths, and over 2,169 living sq ft including the finished lower and upper levels. A light-filled living room features a large picture window, while a spacious kitchen and dining area includes all appliances and abundant cabinet space. A flexible main-level layout includes a bedroom currently being

Key facts

• Hardwood flooring
• Finished 2nd level
• Finished basement

Tags

• FINISHED BASEMENT
• FINISHED 2ND LEVEL
• DETACHED 2-CAR GARAGE
• DECK
• HARDWOOD FLOORING
• FLEXIBLE MAIN-LEVEL LAYOUT

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Brick and vinyl siding exterior
• Construction: Built according to public records; Asphalt/fiberglass roof; Brick and vinyl siding
• Exterior features: 50 x 155 lot; Deck

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Forced air heating (gas); Central air; Ceiling fans
• Interior features: Full finished basement; Deck
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.7% vs local median 5.9% in South Euclid — 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 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.
• Market conditions: Rents rising fast (+6.8%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 runs 31% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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 + 6.8% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $185k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $254,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 Eastway Rd	0.00mi	3/2.0	1,686 (0%)	0mo	$190,000	$113	96
4226 Okalona Rd	0.14mi	3/2.5	1,806 (+7%)	2mo	$250,000	$138	74
4198 Wyncote Rd	0.12mi	3/2.0	1,502 (-11%)	1mo	$210,000	$140	72
4046 Stilmore Rd	0.43mi	3/1.5	1,636 (-3%)	2mo	$247,000	$151	72
4189 Bushnell Rd	0.38mi	3/1.5	1,500 (-11%)	2mo	$228,000	$152	60
4284 Silsby Rd	0.47mi	3/2.0	1,815 (+8%)	2mo	$342,500	$189	60
1895 Temblethurst Rd	0.36mi	4/2.0 (+1)	1,832 (+9%)	1mo	$310,000	$169	59
2371 Loyola Rd	0.65mi	4/2.5 (+1)	1,728 (+2%)	0mo	$330,000	$191	55
1899 Lawnway Rd	0.63mi	4/2.0 (+1)	1,628 (-3%)	2mo	$190,000	$117	54
4331 Baintree Rd	0.42mi	4/1.5 (+1)	1,467 (-13%)	0mo	$330,000	$225	52
1887 Lawnway Rd	0.64mi	2/2.0 (-1)	1,573 (-7%)	0mo	$165,000	$105	50
4602 College Rd	0.67mi	3/2.5	1,857 (+10%)	2mo	$240,000	$129	44

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-7,659
• Equity at exit: $27,584

10-year hold

• IRR: 10.0%
• Equity multiple: 1.92×
• Total profit: $47,738
• Equity at exit: $15,995

Cash invested: $51,800 (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: 148
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$970
• Tax from tax record: −$314 /mo · $3,765/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $223

Break-even live

Break-even rent $1,723

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $327	-5% $275	+0% $223	+5% $170	+10% $118
Rent	-10% $64	-5% $143	+0% $223	+5% $302	+10% $381
Rate	-1.0pp $316	-0.5pp $270	base $223	+0.5pp $175	+1.0pp $126

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	3d	1	0.34mi
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$2,240	$2.63	2d	19	0.36mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	15d	1	0.40mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	24d	1	0.42mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	45d	1	0.43mi
4350 Silsby Rd Cleveland, OH	3.0	2.5	1366	$2,600	$1.90	2d	1	0.49mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	2d	1	0.51mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	44d	1	0.55mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	3d	1	0.58mi
2231 S Green Rd Unit 2 Cleveland, OH	2.0	1.0	1500	$1,800	$1.20	2d	1	0.61mi
4470 Silsby Rd Cleveland, OH	3.0	1.5	1654	$2,400	$1.45	2d	1	0.62mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	2d	1	0.63mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	17d	1	0.66mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	20d	1	0.71mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.75mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	8d	1	0.76mi
2452 Bromley Rd University Heights, OH	4.0	2.5	2219	$2,800	$1.26	24d	1	0.77mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	5d	1	0.77mi
2381 Warrensville Center Rd Unit UP University Heights, OH	2.0	1.0	1200	$1,400	$1.17	24d	1	0.79mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	17d	1	0.82mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	17d	1	0.83mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	18d	1	0.87mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	44d	1	0.87mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	24d	1	0.88mi
24111 Edgehill Dr Beachwood, OH	4.0	2.5	1735	$2,750	$1.59	8d	1	0.99mi
3982 Meadowbrook Blvd University Heights, OH	3.0	1.5	1650	$2,200	$1.33	2d	1	1.03mi
2267 Edgerton Rd University Heights, OH	3.0	1.5	1958	$1,750	$0.89	17d	1	1.03mi
24113 E Silsby Rd Beachwood, OH	4.0	2.5	1650	$2,700	$1.64	2d	1	1.03mi
2539 Warrensville Center Rd Unit Down Cleveland, OH	3.0	2.0	1652	$2,400	$1.45	2d	1	1.04mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	24d	1	1.05mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	1.09mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	17d	1	1.11mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	17d	1	1.14mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	44d	1	1.15mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	5d	1	1.15mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	24d	1	1.15mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	1.19mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	44d	1	1.21mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	2d	1	1.22mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	17d	1	1.23mi

Listing history 2 events

1. 2026-05-18
   listed $185,000 Active
2. 1980-08-26
   soldstatus $40,000

ⓘ 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: $3,765 · $314/mo
• Projected year-2 tax: $3,765 · $314/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 ≥96°F today · 16 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: $24,054
• − Mortgage interest: −$10,363
• − Property taxes: −$3,765
• − Insurance: −$925
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$5,382
• Taxable loss: −$230
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,725/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

+362.5% since first listed

2 events — show timeline

• 2026-05-18 Listed $185,000 MLSNOW
• 1980-08-26 Sold (Public Records) $40,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,765 · +10.0% YoY. Source: county tax records.