13 Sutton Pl · Shaker Heights, OH 44120

$149,900

3 bd · 2.5 ba · 1,624 sqft · Condo · 3 Days on market

Built 1971 Good condition $326/mo HOA · 20% of rent

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Why this score? — see what drove the D 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Condition / age +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 2.5-bath condo in desirable Shaker Heights featuring luxury vinyl flooring, LED lighting, and modern finishes throughout. The stylish kitchen comes fully equipped with stainless steel appliances, updated cabinetry, and ample counter space. Upstairs offers all three bedrooms, including a spacious primary suite with a private en-suite bath and separation from the secondary bedrooms for added privacy. Enjoy low-maintenance living with a recently replaced roof and an association that handles exterior maintenance. Low HOA fee, predominantly owner-occupied community, POS compliant, and move-in-ready condition make this home a must-see.

Key facts

• Led lighting
• Stylish kitchen
• Modern finishes

Tags

• LUXURY VINYL FLOORING
• LED LIGHTING
• MODERN FINISHES
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association (Sutton Place Condominiums Association of Shaker); Monthly association fee of $326; Association covers management and maintenance of grounds and structure

Exterior

• Parking: Garage faces front; Garage present; Approximately 2.5 garage spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Two-story property; Entry level at ground floor; Updated/remodeled condition; Property is attached
• Construction: Aluminum siding; Asphalt shingle roof; Crawl space foundation; Has home warranty
• Exterior features: Courtyard; Patio; Shed(s)

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: Two full bathrooms and one half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Vaulted ceilings; Blinds on windows
• Laundry & utility: In-unit laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-58 ($-701/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (5.6% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (5.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.5% in Shaker 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 (#15 in OH, #134 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities 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.
• Zoned schools: Onaway Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 386 students, 21% FRL); Shaker Hts Middle School (math 49% / reading 56%, grade C+, #378 of 654 statewide, top 59%, 651 students, 30% FRL); Shaker Hts High School (math 34% / reading 70%, grade D+, #343 of 781 statewide, top 47%, 1,498 students, 24% FRL).
• Market conditions: Rents rising (+3.3%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $1k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $141,449 (5.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-27,218
• Equity at exit: $22,351

10-year hold

• IRR: -9.5%
• Equity multiple: 0.40×
• Total profit: $-25,236
• Equity at exit: $12,961

Cash invested: $41,972 (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 44120

• Rents YoY: 3.3%
• Active inventory: 128
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$326
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-58

Break-even live

Break-even rent $1,724

Max offer price $141,449

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-7	+0% $-58	+5% $-110	+10% $-162
Rent	-10% $-189	-5% $-124	+0% $-58	+5% $7	+10% $72
Rate	-1.0pp $17	-0.5pp $-20	base $-58	+0.5pp $-97	+1.0pp $-137

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Colwyn Rd Cleveland, OH	3.0	1.0	1330	$1,199	$0.90	25d	1	0.17mi
16015 Van Aken Blvd Cleveland, OH	2.0–4.0	2.0	1360	$1,295	$0.95	9d	4	0.34mi
3698 Menlo Rd Unit 3700 Shaker Heights, OH	2.0	1.0	1079	$1,360	$1.26	45d	1	0.50mi
3656 Chelton Rd Cleveland, OH	2.0	1.0	1200	$1,300	$1.08	45d	1	0.57mi
15602 Scottsdale Blvd Cleveland, OH	3.0	1.5	1162	$1,665	$1.43	45d	1	0.62mi
14108 Becket Rd Cleveland, OH	4.0	3.5	1660	$2,206	$1.33	45d	1	0.65mi
3710 Sudbury Rd Cleveland, OH	4.0	1.5	1665	$1,900	$1.14	45d	1	0.68mi
3650 Lindholm Rd Cleveland, OH	4.0	2.0	1327	$2,099	$1.58	3d	1	0.70mi
3650 Lindholm Rd Cleveland, OH	4.0	2.0	1327	$2,099	$1.58	18d	1	0.70mi
16818 Kenyon Rd Unit 2 Shaker Heights, OH	4.0	1.0	1900	$1,900	$1.00	6d	1	0.71mi
16818 Kenyon Rd Unit 1 Shaker Heights, OH	2.0	1.0	1600	$1,750	$1.09	6d	1	0.71mi
3658 Strathavon Rd Unit 1 Shaker Heights, OH	2.0	1.0	1175	$1,685	$1.43	25d	1	0.80mi
3440 Avalon Rd Cleveland, OH	2.0	1.0	1247	$1,300	$1.04	45d	1	0.81mi
3579 Riedham Rd Unit Up Shaker Heights, OH	4.0	2.0	1648	$1,600	$0.97	45d	1	0.83mi
3579 Riedham Rd Unit Down Shaker Heights, OH	2.0	1.0	1648	$1,200	$0.73	45d	1	0.83mi
3719 Rolliston Rd Cleveland, OH	3.0	2.0	1458	$1,910	$1.31	45d	1	0.84mi
3524 Daleford Rd Cleveland, OH	3.0	1.0	1700	$2,200	$1.29	18d	1	0.88mi
17424 Winslow Rd Cleveland, OH	4.0	2.0	1995	$2,200	$1.10	18d	1	0.93mi
17424 Winslow Rd Unit DN unit Shaker Heights, OH	2.0	1.0	1245	$1,700	$1.37	25d	1	0.93mi
3536 Normandy Rd Unit Vacant Shaker Heights, OH	3.0	1.0	1216	$1,600	$1.32	25d	1	0.95mi
3540 Normandy Rd Unit 1 Shaker Heights, OH	2.0	1.0	1200	$2,600	$2.17	45d	1	0.95mi
17612 Winslow Rd Unit 1 Shaker Heights, OH	2.0	1.0	1150	$2,500	$2.17	45d	1	0.97mi
17612 Winslow Rd Apt 2 Shaker Heights, OH	2.0	1.0	1150	$2,700	$2.35	45d	1	0.97mi
3580 Normandy Rd Cleveland, OH	2.0	1.0	1221	$1,375	$1.13	18d	1	0.97mi
3012 Albion Rd Cleveland, OH	3.0	1.5	1942	$1,900	$0.98	3d	1	0.99mi
3671 Daleford Rd Unit Up Shaker Heights, OH	3.0	2.0	1536	$1,675	$1.09	19d	1	1.00mi
3671 Daleford Rd Cleveland, OH	3.0	2.0	1536	$1,675	$1.09	23d	1	1.00mi
17800 Winslow Rd Shaker Heights, OH	3.0	1.0	1120	$2,000	$1.79	13d	1	1.07mi
3584 Palmerston Rd Unit down Shaker Heights, OH	3.0	1.0	1220	$1,600	$1.31	45d	1	1.09mi
17408 Invermere Ave Cleveland, OH	4.0	1.5	1278	$1,900	$1.49	13d	1	1.11mi
13419 S Woodland Rd #7 Cleveland, OH	2.0	1.0	1328	$1,150	$0.87	45d	1	1.14mi
18033 Chagrin Blvd Unit 2 Shaker Heights, OH	2.0	1.0	1200	$2,750	$2.29	3d	1	1.20mi
3609 Strandhill Rd Shaker Heights, OH	2.0	1.0	1080	$1,195	$1.11	25d	1	1.20mi
3538 Glencairn Rd Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	21d	1	1.20mi
3538 Glencairn Rd Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	18d	1	1.20mi
3538 Glencairn Rd Unit 2 Shaker Heights, OH	4.0	2.0	1204	$1,449	$1.20	23d	1	1.20mi
18314 Chagrin Blvd Unit 1 Shaker Heights, OH	3.0	2.0	1670	$1,600	$0.96	19d	1	1.24mi
18231 Winslow Rd Unit Down Shaker Heights, OH	2.0	1.0	1192	$1,375	$1.15	19d	1	1.24mi
18313 Newell Rd Beachwood, OH	3.0	1.0	1318	$1,395	$1.06	46d	1	1.24mi
3634 Glencairn Rd Shaker Heights, OH	4.0	1.0	1612	$1,750	$1.09	25d	1	1.24mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $149,900 Active 3 DOM
2. 2026-06-19
   remarks 668-char remark
3. 2026-06-19
   listed $149,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$3,912
• − Depreciation: −$4,361
• Taxable loss: −$3,035
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $28/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready condo in Shaker Heights features updated finishes, stainless steel appliances, and a recently replaced roof. It offers a good condition score and is ready for minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and can increase property value
• Both Replace carpet in bedrooms — Carpet can be outdated and replacing it can improve both resale and rental value
• Both Install new window treatments — Modernizing the windows can improve both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal and can increase property value ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and replacing it can improve both resale and rental value ↑
• Both Install new window treatments — Modernizing the windows can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Shaker Heights

• Score: 89/100
• State rank: #15
• US rank: #134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shaker Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 69,880
• 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

1 event — show timeline

• 2026-06-18 Listed $149,900 MLSNOW