3482 Monticello Blvd · Cleveland Heights, OH 44121

$139,900

3 bd · 1.0 ba · 1,449 sqft · SingleFamily public records · 7 Days on market

Built 1950 8,999 sqft lot Est $180k · 22% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.4/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Rehab Opportunity! This classic Cleveland Heights Cape Cod offers 3 bedrooms, 1 full bath, a finished basement, and a one-car attached garage. The flexible floor plan features one bedroom on the main level and two bedrooms upstairs. Hardwood floors add charm and provide an excellent starting point for your renovation plans. The finished basement offers additional living, recreation, or storage space. Whether you're an investor, flipper, or buyer looking to create your dream home, this property presents an excellent opportunity to build equity. Conveniently located near shopping, dining, parks, schools, and major highways. Bring your ideas and vision to unlock this home's full potentia

Key facts

• Near dining
• Near shopping
• Flexible floor plan

Tags

• FINISHED BASEMENT
• FLEXIBLE FLOOR PLAN
• HARDWOOD FLOORS
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family property; Asphalt shingle roof
• Construction: Built (year source: Assessor); Aluminum and vinyl siding
• Exterior features: Lot approximately 0.2066 acres

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Range; Refrigerator
• Bedrooms: One main-level bedroom; Two second-level bedrooms
• Flooring: Hardwood flooring in dining room, living room and bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Finished basement; Bar in basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.5% vs local median 4.4% in Cleveland 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 (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Cleveland Heights-University Heights City (suburban): math 23% / reading 41% proficiency, ranked #568 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 + 6.8% rent growth), your $39k cash investment doubles in ~7 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 $38k; list at $140k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $179,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1073 Woodview Rd	0.16mi	3/1.0	1,408 (-3%)	1mo	$175,000	$124	87
3454 Monticello Blvd	0.08mi	3/2.5	1,572 (+8%)	1mo	$210,000	$134	76
1004 Woodview Rd	0.29mi	3/1.0	1,309 (-10%)	1mo	$91,000	$70	70
1056 Quilliams Rd	0.46mi	3/1.5	1,396 (-4%)	2mo	$210,000	$150	69
3837 Woodridge Rd	0.64mi	3/1.5	1,440 (-1%)	0mo	$166,470	$116	66
1168 Brentwood Rd	0.31mi	4/2.5 (+1)	1,559 (+8%)	1mo	$264,400	$170	61
1099 Mount Vernon Blvd	0.55mi	3/1.5	1,593 (+10%)	2mo	$250,000	$157	54
2145 N Taylor Rd	0.55mi	3/2.5	1,579 (+9%)	1mo	$272,900	$173	52
3570 Randolph Rd	0.65mi	3/1.0	1,286 (-11%)	1mo	$147,500	$115	50
952 Oxford Rd	0.65mi	4/2.0 (+1)	1,560 (+8%)	2mo	$180,000	$115	46
3639 Randolph Rd	0.63mi	3/1.0	1,248 (-14%)	2mo	$130,000	$104	46
979 Oxford Rd	0.64mi	4/2.0 (+1)	1,640 (+13%)	1mo	$178,000	$109	38

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $8,766
• Equity at exit: $20,860

10-year hold

• IRR: 18.4%
• Equity multiple: 2.84×
• Total profit: $72,136
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$734
• Tax from tax record: −$310 /mo · $3,722/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $374

Break-even live

Break-even rent $1,395

Max offer price $139,900

Occupancy floor 75%

Sensitivity live

Price	-10% $453	-5% $413	+0% $374	+5% $334	+10% $295
Rent	-10% $226	-5% $300	+0% $374	+5% $448	+10% $521
Rate	-1.0pp $444	-0.5pp $409	base $374	+0.5pp $338	+1.0pp $301

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	2d	1	0.10mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	17d	1	0.13mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	17d	1	0.23mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	0.26mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	0.27mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	11d	1	0.27mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	17d	1	0.30mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	17d	1	0.33mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	2d	1	0.34mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	0.34mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	24d	1	0.36mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.40mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	17d	1	0.47mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	17d	1	0.56mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	15d	1	0.64mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	0.66mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	17d	1	0.66mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	2d	26	0.70mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	3d	1	0.70mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	24d	1	0.75mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	22d	1	0.79mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	0.87mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	3d	18	0.87mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	2d	1	0.89mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	24d	1	0.89mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	2d	39	1.00mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	24d	1	1.00mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	2d	1	1.07mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	5d	1	1.14mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	2d	1	1.17mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	24d	1	1.20mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	44d	1	1.24mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	24d	1	1.28mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	44d	1	1.28mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	44d	1	1.28mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	8d	1	1.31mi
3290 Desota Ave Cleveland, OH	4.0	1.0	1094	$1,325	$1.21	24d	1	1.33mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	17d	1	1.35mi
14172 Superior Rd Unit 2 Cleveland Heights, OH	2.0	1.0	1446	$1,195	$0.83	24d	1	1.35mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	24d	1	1.35mi

Listing history 6 events

1. 2026-06-18
   days on market $139,900 Active 7 DOM
2. 2026-06-17
   days on market $139,900 Active 6 DOM
3. 2026-06-16
   days on market $139,900 Active 5 DOM
4. 2026-06-15
   days on market $139,900 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $139,900 Active 2 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,722 · $310/mo
• Projected year-2 tax: $3,722 · $310/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 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $22,419
• − Mortgage interest: −$7,837
• − Property taxes: −$3,722
• − Insurance: −$700
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$4,070
• Taxable income: $2,504
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,885/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: Cleveland Heights-University Heights City
• NCES district ID: 3904379
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $53,451
• Composite: 28.12/100
• National rank: #6822
• State rank: #568 of 656 in OH

Livability — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• 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

+268.2% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $139,900 MLSNOW
• 2026-06-11 Listed $155,000 MLSNOW
• 1978-07-01 Sold (Public Records) $38,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,722 · -2.8% YoY. Source: county tax records.