22931 Arms Ave · Euclid, OH 44123

$135,000

4 bd · 1.5 ba · 1,590 sqft · SingleFamily public records · 58 Days on market

Built 1956 6,098 sqft lot Est $153k · 12% 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 +23.0/30.0
• ARV discount +12.7/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cape Cod style home with a fully finished basement available in Euclid. Home has many features to enjoy: 4 bedrooms, 1 full bath, 2 half baths, approximately 1,588 SF of living space, hardwood floors, open kitchen and approximately 6098 SF Lot. Make an offer today to secure this opportunity.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.8% in Euclid — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.3%/yr); 93 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% of the median local income ($56k/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 $933 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 + 5.3% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $135k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22931 Arms Ave	0.00mi	4/2.0	1,590 (0%)	1mo	$127,000	$80	97
871 E 232nd St	0.20mi	4/2.5	1,546 (-3%)	0mo	$149,000	$96	82
23050 Tracy Ave	0.17mi	4/2.0	1,662 (+4%)	7mo	$185,000	$111	77
791 E 232 St	0.35mi	4/2.0	1,555 (-2%)	9mo	$187,000	$120	70
841 E 216th St	0.43mi	4/2.0	1,566 (-2%)	7mo	$185,000	$118	70
843 E 232nd St	0.25mi	4/2.0	1,412 (-11%)	8mo	$110,000	$78	61
944 E 220th St	0.42mi	3/1.5 (-1)	1,456 (-8%)	4mo	$124,000	$85	58
21851 Fuller Ave	0.57mi	4/2.5	1,524 (-4%)	8mo	$150,000	$98	56
21131 Morris Ave	0.60mi	4/1.0	1,440 (-9%)	0mo	$134,500	$93	54
21601 Fuller Ave	0.61mi	3/2.5 (-1)	1,522 (-4%)	8mo	$95,000	$62	49
917 E 214th St	0.57mi	3/1.0 (-1)	1,458 (-8%)	10mo	$88,000	$60	45
21031 Westport Ave	0.70mi	4/1.0	1,362 (-14%)	8mo	$160,000	$117	35

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,860
• Equity at exit: $20,129

10-year hold

• IRR: 10.2%
• Equity multiple: 1.88×
• Total profit: $33,133
• Equity at exit: $11,672

Cash invested: $37,800 (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 44123

• Home prices YoY: -25.0%
• Rents YoY: 5.3%
• Active inventory: 93
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$708
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $240

Break-even live

Break-even rent $1,250

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	16d	1	0.23mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	43d	1	0.32mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	1d	1	0.33mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	19d	1	0.52mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	43d	1	0.54mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	20d	1	0.54mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	43d	1	0.56mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	12d	1	0.57mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	21d	1	0.61mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	7d	1	0.63mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	12d	1	0.65mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	43d	1	0.66mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	1d	1	0.72mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	43d	1	0.76mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	43d	1	0.77mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	43d	1	0.79mi
21000 Crystal Ave Euclid, OH	5.0	2.0	1512	$2,150	$1.42	17d	1	0.79mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	43d	1	0.81mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	7d	1	0.82mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	43d	1	0.84mi
20547 Fuller Ave Euclid, OH	5.0	3.0	1600	$1,800	$1.12	16d	1	0.88mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	1d	1	0.90mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	44d	1	0.90mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	14d	1	0.91mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	12d	1	0.95mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	16d	1	1.06mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	23d	1	1.12mi
19450 Monterey Ave Cleveland, OH	5.0	1.5	1800	$1,690	$0.94	4d	1	1.13mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	21d	1	1.14mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	43d	1	1.16mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	2d	1	1.17mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	1d	1	1.17mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	23d	1	1.18mi
1485 E 221st St Euclid, OH	3.0	2.0	1561	$1,500	$0.96	14d	1	1.25mi
1485 E 221st St Euclid, OH	3.0	2.0	1561	$1,500	$0.96	10d	1	1.25mi
18800 Pasnow Ave Cleveland, OH	3.0	1.0	1348	$1,350	$1.00	16d	1	1.35mi
25291 Richards Ave Euclid, OH	4.0	1.0	1164	$1,850	$1.59	1d	1	1.37mi
1905 Braeburn Park Dr Euclid, OH	3.0	1.5	1260	$1,500	$1.19	14d	1	1.50mi

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-17
   price $135,000
4. 2026-03-11
   status Pending
5. 2026-01-22
   listed $150,000 Active
6. 2018-05-11
   soldstatus $42,000 Sold 293-char remark

   Show marketing remark (293 chars)

   Cape Cod style home with a fully finished basement available in Euclid. Home has many features to enjoy: 4 bedrooms, 1 full bath, 2 half baths, approximately 1,588 SF of living space, hardwood floors, open kitchen and approximately 6098 SF Lot. Make an offer today to secure this opportunity.

7. 2018-03-19
   status Pending 293-char remark

   Show marketing remark (293 chars)

   Cape Cod style home with a fully finished basement available in Euclid. Home has many features to enjoy: 4 bedrooms, 1 full bath, 2 half baths, approximately 1,588 SF of living space, hardwood floors, open kitchen and approximately 6098 SF Lot. Make an offer today to secure this opportunity.

8. 2018-03-05
   listed $44,000 Active 293-char remark

   Show marketing remark (293 chars)

   Cape Cod style home with a fully finished basement available in Euclid. Home has many features to enjoy: 4 bedrooms, 1 full bath, 2 half baths, approximately 1,588 SF of living space, hardwood floors, open kitchen and approximately 6098 SF Lot. Make an offer today to secure this opportunity.

9. 1997-12-26
   soldstatus $94,000 202-char remark

   Show marketing remark (202 chars)

   Great Family Home/4 Bedroom, 1 Full 2 Half Baths Oversized Heated Garage W/ Heat, Water & Drain New Vinyl Siding/No City Violations/Show & Sell/Appt Only Do Not Let Dog Out - Small Dog Is Ok

10. 1997-12-22
    historical 202-char remark

    Show marketing remark (202 chars)

    Great Family Home/4 Bedroom, 1 Full 2 Half Baths Oversized Heated Garage W/ Heat, Water & Drain New Vinyl Siding/No City Violations/Show & Sell/Appt Only Do Not Let Dog Out - Small Dog Is Ok

11. 1997-12-18
    soldstatus $94,000
12. 1997-06-22
    listed $98,900 202-char remark

    Show marketing remark (202 chars)

    Great Family Home/4 Bedroom, 1 Full 2 Half Baths Oversized Heated Garage W/ Heat, Water & Drain New Vinyl Siding/No City Violations/Show & Sell/Appt Only Do Not Let Dog Out - Small Dog Is Ok

13. 1972-06-01
    soldstatus $29,900

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $2,675 · $223/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $18,646
• − Mortgage interest: −$7,562
• − Property taxes: −$2,675
• − Insurance: −$675
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,927
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,688/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): 18,050
• Household income: $55,676
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1085.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -62.82%
• Current HPI: 188.4932
• Rent YoY: ▲ 5.28%
• 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

+351.5% since first listed

13 events — show timeline

• 2026-04-27 Pending — MLSNOW
• 2026-04-17 Relisted — MLSNOW
• 2026-04-17 Price Changed $135,000 MLSNOW
• 2026-03-11 Pending — MLSNOW
• 2026-01-22 Listed $150,000 MLSNOW
• 2018-05-11 Sold (MLS) $42,000 MLSNOW
• 2018-03-19 Pending — MLSNOW
• 2018-03-05 Listed $44,000 MLSNOW
• 1997-12-26 Sold (MLS) $94,000 MLSNOW
• 1997-12-22 Listing Removed — MLSNOW
• 1997-12-18 Sold (Public Records) $94,000 Public Records
• 1997-06-22 Listed $98,900 MLSNOW
• 1972-06-01 Sold (Public Records) $29,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,675 · -2.6% YoY. Source: county tax records.