1376 E 139th St · East Cleveland, OH 44112

$85,998

4 bd · 2.0 ba · 2,528 sqft · MultiFamily public records · 42 Days on market

Built 1921 4,399 sqft lot Est $106k · 19% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This multi-family property offers strong rental income and room to grow. Each spacious unit features 6 rooms and is currently rented for $900 per month— below market value, offering immediate upside potential. Recent updates include modern flooring, stylish light fixtures, refreshed kitchens and bathrooms, and more. A turnkey opportunity to start or expand your investment portfolio! Being sold as-is! Buyer to assume the violations! No seller financing. No assignments!

Key facts

• Refreshed kitchens
• Modern flooring
• Refreshed bathrooms

Tags

• MODERN FLOORING
• STYLISH LIGHT FIXTURES
• REFRESHED KITCHENS
• REFRESHED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $86k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.6% vs local median 17.4% in East 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 66/100 on livability (#650 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools F, crime F, employment F.
• East Cleveland City School District (suburban): math 4% / reading 17% proficiency, ranked #652 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 101 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,930/mo this rent would consume 164% of the median local household income ($29k/yr) (locally 1702% 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 $594 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 + 5.2% rent growth), your $24k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $2k; list at $86k implies a 3722% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,418 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1921 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 4.57% ✓
• Cap rate: 41.63%
• Cash-on-cash: 126.21%
• DSCR: 6.62
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $106,176
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1290 E 134th St	0.28mi	4/2.0	2,520 (-0%)	8mo	$105,000	$42	79
1455 E 133rd St	0.24mi	4/2.0	2,633 (+4%)	9mo	$40,000	$15	74
1304 E 134th St	0.26mi	4/2.0	2,306 (-9%)	8mo	$105,000	$46	66
1320 E 142nd	0.18mi	4/2.0	2,392 (-5%)	21mo	$50,000	$21	65
14520 Strathmore Ave	0.30mi	5/3.0 (+1)	2,220 (-12%)	9mo	$130,000	$59	49
14012 Scioto Ave	0.37mi	5/3.0 (+1)	2,209 (-13%)	6mo	$95,000	$43	48
1623 Elsinore Ave	0.72mi	4/2.0	2,220 (-12%)	1mo	$39,000	$18	45

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.48×
• Total profit: $156,132
• Equity at exit: $12,823

10-year hold

• IRR: —
• Equity multiple: 16.83×
• Total profit: $381,260
• Equity at exit: $7,436

Cash invested: $24,079 (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 44112

• Rents YoY: 5.2%
• Active inventory: 101
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,930 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $2,533

Break-even live

Break-even rent $724

Max offer price $85,998

Occupancy floor 31%

Sensitivity live

Price	-10% $2,581	-5% $2,557	+0% $2,533	+5% $2,508	+10% $2,484
Rent	-10% $2,222	-5% $2,377	+0% $2,533	+5% $2,688	+10% $2,843
Rate	-1.0pp $2,576	-0.5pp $2,554	base $2,533	+0.5pp $2,510	+1.0pp $2,488

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$3,928
Total (4 units)			$3,930

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	17d	1	0.98mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	17d	1	1.02mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	1.15mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	45d	1	1.48mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	9d	1	1.49mi
1215 E 113th St Cleveland, OH	4.0	2.0	3502	$1,800	$0.51	17d	1	1.50mi

Listing history 21 events

1. 2026-03-20
   status Pending
2. 2026-03-05
   historical Contingent
3. 2026-02-05
   listed $85,998 Active
4. 2025-10-07
   status Pending
5. 2025-09-13
   historical Contingent
6. 2025-09-10
   historical
7. 2025-08-20
   status Active
8. 2025-08-16
   historical Contingent
9. 2025-08-06
   price $75,000
10. 2025-08-01
    listed $70,000 Active
11. 2025-04-18
    status Active
12. 2025-04-17
    historical
13. 2025-03-03
    status Pending
14. 2025-02-17
    listed $68,000 Active
15. 2008-07-01
    soldstatus $2,250
16. 2008-06-24
    historical
17. 2007-10-02
    listed $1,900
18. 2007-09-04
    historical
19. 2007-08-03
    listed $14,900
20. 2007-07-11
    historical
21. 2007-01-26
    listed $19,900

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,183 · $99/mo
• Expected delta: +$159/yr (+$13/mo · 15.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $47,160
• − Mortgage interest: −$4,817
• − Property taxes: −$1,024
• − Insurance: −$430
• − Repairs & maintenance: −$3,773
• − Management: −$3,773
• − Depreciation: −$2,502
• Taxable income: $30,841
• Est. tax owed @ 24.0%: −$7,402
• After-tax cash flow: $22,988/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: East Cleveland City School District
• NCES district ID: 3904390
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 17% ▼ -13.00%
• Median HH income: $22,726
• Composite: 7.38/100
• National rank: #9954
• State rank: #652 of 656 in OH

Livability — East Cleveland

• Score: 66/100
• State rank: #650
• US rank: #11510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 17,848
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 17,848
• Household income: $28,799
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1702.0

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 (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -115.61%
• Current HPI: 67.2162
• Rent YoY: ▲ 5.16%
• 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

+332.2% since first listed

21 events — show timeline

• 2026-03-20 Pending — MLSNOW
• 2026-03-05 Contingent — MLSNOW
• 2026-02-05 Listed $85,998 MLSNOW
• 2025-10-07 Pending — MLSNOW
• 2025-09-13 Contingent — MLSNOW
• 2025-09-10 Listing Removed — MLSNOW
• 2025-08-20 Relisted — MLSNOW
• 2025-08-16 Contingent — MLSNOW
• 2025-08-06 Price Changed $75,000 MLSNOW
• 2025-08-01 Listed $70,000 MLSNOW
• 2025-04-18 Relisted — MLSNOW
• 2025-04-17 Listing Removed — MLSNOW
• 2025-03-03 Pending — MLSNOW
• 2025-02-17 Listed $68,000 MLSNOW
• 2008-07-01 Sold (MLS) $2,250 MLSNOW
• 2008-06-24 Listing Removed — MLSNOW
• 2007-10-02 Listed $1,900 MLSNOW
• 2007-09-04 Listing Removed — MLSNOW
• 2007-08-03 Listed $14,900 MLSNOW
• 2007-07-11 Listing Removed — MLSNOW
• 2007-01-26 Listed $19,900 MLSNOW

Property tax history

-1.8%/yr

Latest (2025): $1,024 · +0.0% YoY. Source: county tax records.