3830 Sherwood Rd · South Euclid, OH 44121

$175,000

3 bd · 1.5 ba · 1,366 sqft · SingleFamily public records · 17 Days on market

Built 1952 5,632 sqft lot Est $161k · 9% over

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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 +17.8/30.0
• 1% rule +5.7/10.0
• DSCR +5.6/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• ARV discount +3.6/15.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly Painted Throughout W/ Glistening Hardwood Floors. Younger Eat-in Kitchen, Recreation Rm W/ Fireplace, Ample Closet Space, Rear Screened Porch, Good Yard Space. Great For The Buyer Who Wants To Just Move In And Start Living.

Key facts

• Hardwood flooring
• Second fireplace
• Large floored attic

Tags

• HARDWOOD FLOORING
• SPACIOUS LIVING ROOM
• ENCLOSED SUN PORCH
• PARTIALLY FINISHED BASEMENT
• SECOND FIREPLACE
• LARGE FLOORED ATTIC

Property features AI

Exterior

• Parking: Detached garage with driveway (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Exterior clad in brick and aluminum siding; Asphalt/fiberglass roof
• Construction: Brick and aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Partially finished full basement with sump pump; Sunroom on the first level

Interior

• Kitchen: Refrigerator; Range; Garbage disposal; Eat-in layout
• Bedrooms: Three bedrooms on the second level (wood flooring)
• Flooring: Wood flooring in living areas and bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Bookcases throughout; Entrance foyer; Eat-in kitchen; Two wood-burning fireplaces
• Laundry & utility: Washer and dryer; Laundry located in the basement; Basement utility room (approx. 25 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.9% in South 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 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Adrian Elementary School (math 34% / reading 44%, grade F, #1,055 of 1,584 statewide, top 68%, 289 students, 60% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 31 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $116k; list at $175k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 B-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. 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?
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: 1.07% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $161,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3752 Wallingford Rd	0.23mi	3/1.5	1,314 (-4%)	2mo	$190,000	$145	82
2078 Miami Rd	0.66mi	3/1.5	1,379 (+1%)	3mo	$165,000	$120	65
3570 Randolph Rd	0.55mi	3/1.0	1,286 (-6%)	1mo	$147,500	$115	61
923 Cambridge Rd	0.53mi	3/1.5	1,472 (+8%)	2mo	$217,000	$147	61
3639 Randolph Rd	0.51mi	3/1.0	1,248 (-9%)	2mo	$130,000	$104	59
4037 Monticello Blvd	0.61mi	4/3.0 (+1)	1,361 (-0%)	2mo	$170,000	$125	58
1027 Pennfield Rd	0.72mi	3/1.5	1,417 (+4%)	3mo	$164,000	$116	58
2017 Natona Rd	0.75mi	3/2.0	1,296 (-5%)	3mo	$147,000	$113	52
862 Keystone Dr	0.48mi	4/1.5 (+1)	1,549 (+13%)	1mo	$229,900	$148	49
952 Oxford Rd	0.55mi	4/2.0 (+1)	1,560 (+14%)	2mo	$180,000	$115	42
994 Yellowstone Ave	0.71mi	3/2.0	1,190 (-13%)	2mo	$140,000	$118	42
3965 Monticello Blvd	0.63mi	4/2.5 (+1)	1,568 (+15%)	2mo	$135,000	$86	36

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-11,417
• Equity at exit: $26,093

10-year hold

• IRR: 8.1%
• Equity multiple: 1.73×
• Total profit: $35,992
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$918
• Tax from tax record: −$346 /mo · $4,156/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $146

Break-even live

Break-even rent $1,692

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $245	-5% $195	+0% $146	+5% $96	+10% $47
Rent	-10% $-3	-5% $72	+0% $146	+5% $220	+10% $294
Rate	-1.0pp $234	-0.5pp $190	base $146	+0.5pp $100	+1.0pp $54

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	0d	1	0.12mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	0.56mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	4d	1	0.70mi
3930 Delmore Rd Cleveland, OH	4.0	1.5	1600	$1,640	$1.02	0d	1	0.80mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	0.83mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	0.87mi
936 Selwyn Rd Cleveland, OH	3.0	1.0	1228	$1,559	$1.27	0d	1	0.87mi
3924 Orchard Rd Cleveland, OH	3.0	1.0	1407	$1,995	$1.42	0d	1	0.88mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	0d	1	0.88mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	18d	1	0.89mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	25d	1	0.92mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	0.93mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	0.93mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	18d	1	0.95mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	18d	1	0.98mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	0d	1	1.00mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	18d	1	1.01mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	18d	1	1.03mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	1.11mi
25 Trenton Sq Unit T54 Cleveland, OH	3.0	2.0	1324	$1,500	$1.13	18d	1	1.15mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	1.16mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	1.20mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	1.22mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	18d	1	1.23mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.24mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,600	$1.33	0d	1	1.27mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	1.27mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	1.35mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	0d	1	1.37mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	1.43mi
20051 Green Oak Dr Euclid, OH	3.0	1.5	1092	$1,550	$1.42	16d	1	1.43mi

Listing history 12 events

1. 2026-06-21
   days on market $175,000 Active 17 DOM
2. 2026-06-18
   days on market $175,000 Active 14 DOM
3. 2026-06-17
   days on market $175,000 Active 13 DOM
4. 2026-06-16
   days on market $175,000 Active 12 DOM
5. 2026-06-15
   days on market $175,000 Active 11 DOM
6. 2026-06-13
   days on market $175,000 Active 9 DOM
7. 2026-06-13
   days on market $175,000 Active 8 DOM
8. 2026-06-09
   days on market $175,000 Active 5 DOM
9. 2026-06-08
   days on market $175,000 Active 4 DOM
10. 2026-06-07
    days on market $175,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $175,000 Active 1 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: $4,156 · $346/mo
• Projected year-2 tax: $4,156 · $346/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,522
• − Mortgage interest: −$9,803
• − Property taxes: −$4,156
• − Insurance: −$875
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,091
• Taxable loss: −$1,006
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $1,990/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• 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

+169.2% since first listed

8 events — show timeline

• 2026-06-04 Listed $175,000 MLSNOW
• 2005-03-10 Sold (Public Records) $115,500 Public Records
• 2005-03-10 Sold (MLS) $115,500 MLSNOW
• 2005-01-06 Listed $116,900 MLSNOW
• 1996-08-26 Sold (Public Records) $86,500 Public Records
• 1996-08-26 Sold (MLS) $86,500 MLSNOW
• 1996-04-10 Listed $88,850 MLSNOW
• 1989-08-15 Sold (Public Records) $65,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,156 · +9.9% YoY. Source: county tax records.