864 Medford Rd · Cleveland Heights, OH 44121

$169,900

3 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 14 Days on market

Built 1941 5,227 sqft lot Est $224k · 24% under

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.7/10.0
• 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 MLS

Multiple offers received, seller has requested highest and best due 3/28 by Noon Don't miss out on this great Cleveland Height cape cod! Large single family three bedroom brick home. Home has great potential. First floor consists of a full bath, family room/office and bedroom. Large all season room or side porch. Hardwood floors and replacement windows. Two bedrooms upstairs with full bathroom. Two car detached garage and fenced in back yard. Come take a look.

Key facts

• Bright sun porch
• Granite countertops
• Expansive basement

Tags

• UPDATED BRICK CAPE COD
• STYLISH UPDATED KITCHEN
• GRANITE COUNTERTOPS
• BRIGHT SUN PORCH
• EXPANSIVE BASEMENT
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage and driveway; Two garage spaces
• Utilities: Public water supply; Public sewer
• Home design: Brick construction; Asphalt/fiberglass roof
• Construction: Brick exterior; Asphalt and fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full unfinished basement; Updated/remodeled condition; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.4% vs local median 4.3% 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.
• Zoned schools: Cleveland Heights High School (math 12% / reading 46%, grade F, #627 of 781 statewide, top 81%, 1,664 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1941 — 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 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?
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: 1.10% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $224,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
693 Quilliams Rd	0.43mi	3/1.5	1,856 (+2%)	1mo	$220,000	$119	75
1068 Elbon Rd	0.41mi	4/1.5 (+1)	1,883 (+3%)	3mo	$217,000	$115	66
1031 Pennfield Rd	0.42mi	4/1.5 (+1)	1,727 (-5%)	1mo	$212,000	$123	64
1143 Brentwood Rd	0.58mi	3/1.5	1,741 (-5%)	0mo	$215,000	$123	63
4019 Princeton Blvd	0.69mi	3/1.5	1,746 (-4%)	1mo	$215,000	$123	58
979 Oxford Rd	0.48mi	4/2.0 (+1)	1,640 (-10%)	1mo	$178,000	$109	51
952 Oxford Rd	0.43mi	4/2.0 (+1)	1,560 (-14%)	2mo	$180,000	$115	46
917 Brunswick Rd	0.71mi	4/3.0 (+1)	1,890 (+4%)	3mo	$260,000	$138	45
3454 Monticello Blvd	0.67mi	3/2.5	1,572 (-14%)	1mo	$210,000	$134	39
2145 N Taylor Rd	0.69mi	3/2.5	1,579 (-13%)	1mo	$272,900	$173	38
1168 Brentwood Rd	0.61mi	4/2.5 (+1)	1,559 (-14%)	1mo	$264,400	$170	35
1012 Helmsdale Rd	0.58mi	4/2.5 (+1)	1,554 (-15%)	4mo	$172,000	$111	34

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: 0.79×
• Total profit: $-10,104
• Equity at exit: $25,333

10-year hold

• IRR: 8.7%
• Equity multiple: 1.79×
• Total profit: $37,580
• Equity at exit: $14,690

Cash invested: $47,572 (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: 150
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$891
• Tax from tax record: −$354 /mo · $4,247/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $154

Break-even live

Break-even rent $1,665

Max offer price $169,900

Occupancy floor 87%

Sensitivity live

Price	-10% $250	-5% $202	+0% $154	+5% $106	+10% $58
Rent	-10% $7	-5% $81	+0% $154	+5% $228	+10% $301
Rate	-1.0pp $240	-0.5pp $197	base $154	+0.5pp $110	+1.0pp $65

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	4d	1	0.27mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	9d	1	0.28mi
936 Selwyn Rd Cleveland, OH	3.0	1.0	1228	$1,559	$1.27	0d	1	0.29mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	0.30mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	0d	1	0.31mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	0.35mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	0.35mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	18d	1	0.38mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	18d	1	0.43mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	0d	1	0.47mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	18d	1	0.51mi
1158 Castleton Rd Cleveland, OH	4.0	1.5	2250	$1,675	$0.74	0d	1	0.59mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	0.61mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	0d	1	0.63mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	0.64mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	18d	1	0.68mi
3930 Delmore Rd Cleveland, OH	4.0	1.5	1600	$1,640	$1.02	0d	1	0.75mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	4d	39	0.78mi
3924 Orchard Rd Cleveland, OH	3.0	1.0	1407	$1,995	$1.42	0d	1	0.82mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	0.83mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	26d	1	0.84mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	26d	1	0.84mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	0.86mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	0.89mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	18d	1	0.98mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.00mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	4d	1	1.11mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	0d	1	1.25mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	46d	1	1.32mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	46d	1	1.38mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	0d	1	1.40mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	26d	1	1.45mi

Listing history 9 events

1. 2026-06-02
   status $169,900 Pending 14 DOM
2. 2026-06-01
   days on market $169,900 Active 14 DOM
3. 2026-05-31
   days on market $169,900 Active 13 DOM
4. 2026-05-18
   listed $169,900 Active
5. 2019-04-29
   soldstatus $45,000
6. 2019-04-24
   soldstatus $45,000 Sold 466-char remark

   Show marketing remark (466 chars)

   Multiple offers received, seller has requested highest and best due 3/28 by Noon Don't miss out on this great Cleveland Height cape cod! Large single family three bedroom brick home. Home has great potential. First floor consists of a full bath, family room/office and bedroom. Large all season room or side porch. Hardwood floors and replacement windows. Two bedrooms upstairs with full bathroom. Two car detached garage and fenced in back yard. Come take a look.

7. 2019-04-05
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Multiple offers received, seller has requested highest and best due 3/28 by Noon Don't miss out on this great Cleveland Height cape cod! Large single family three bedroom brick home. Home has great potential. First floor consists of a full bath, family room/office and bedroom. Large all season room or side porch. Hardwood floors and replacement windows. Two bedrooms upstairs with full bathroom. Two car detached garage and fenced in back yard. Come take a look.

8. 2019-03-18
   listed $49,900 Active 466-char remark

   Show marketing remark (466 chars)

   Multiple offers received, seller has requested highest and best due 3/28 by Noon Don't miss out on this great Cleveland Height cape cod! Large single family three bedroom brick home. Home has great potential. First floor consists of a full bath, family room/office and bedroom. Large all season room or side porch. Hardwood floors and replacement windows. Two bedrooms upstairs with full bathroom. Two car detached garage and fenced in back yard. Come take a look.

9. 1985-03-18
   soldstatus $59,000

ⓘ 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: $4,247 · $354/mo
• Projected year-2 tax: $4,247 · $354/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 · 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: $22,328
• − Mortgage interest: −$9,517
• − Property taxes: −$4,247
• − Insurance: −$850
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$4,943
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $2,043/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

+188.0% since first listed

6 events — show timeline

• 2026-05-18 Listed $169,900 MLSNOW
• 2019-04-29 Sold (Public Records) $45,000 Public Records
• 2019-04-24 Sold (MLS) $45,000 MLSNOW
• 2019-04-05 Pending — MLSNOW
• 2019-03-18 Listed $49,900 MLSNOW
• 1985-03-18 Sold (Public Records) $59,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,247 · +0.7% YoY. Source: county tax records.