1276 E 133rd St · East Cleveland, OH 44112

$45,000

4 bd · 2.0 ba · 1,698 sqft · MultiFamily public records · 55 Days on market

Built 1920 3,358 sqft lot $27/sqft · 26% below area Est $61k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Income producing opportunity. Tenants are on a month to month lease, paying $675 & $625 monthly. POF and 24 hour notice is required prior to a showing being approved. BUYERS/INVESTORS YOU WILL NEED TO CONTACT A BUYERS AGENT. Please do your due diligence PRIOR to writing an offer. AS-IS sale. Portfolio package opportunity. MLS numbers: 4492392, 4485086, 4492393, 4492394, 4492395, 4485084, 4492396, 4484813, 4485085, 4492400, 4492403, 4484824, 4494004, 4492406, 4492410, 4492411, 4492436, 4492470, 4492472, 4492473, 4484855, 4492474, 4492476, 4492479, 4492398, 4492408, 4492409, 4492469 & 4492480.

Key facts

• Newer furnace
• Great natural light
• Newer hot water tank

Tags

• DUPLEX OPPORTUNITY
• NEWER HOT WATER TANK
• NEWER FURNACE
• SPACIOUS LAYOUT
• GREAT NATURAL LIGHT

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Paved parking area
• Utilities: Public water; Public sewer
• Home design: Two-story building
• Construction: Aluminum, vinyl and wood siding; Asphalt/fiberglass roof
• Exterior features: Paved parking; Lot recorded as approximately 0.077 acre

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced-air heating (gas)
• Interior features: Unfinished basement; Total of 10 rooms
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$60,584) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.8% 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); 99 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,783/mo this rent would consume 74% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.96% ✓
• Cap rate: 34.85%
• Cash-on-cash: 101.98%
• DSCR: 5.54
• GRM: 2.1

CMA / ARV

• ARV (median comp): $60,584
• List price: $45,000
• Delta: -25.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14810 Shaw Ave	0.74mi	4/2.0	1,698 (0%)	6mo	$35,000	$21	60
14111 Savannah Ave	0.53mi	4/2.0	1,924 (+13%)	2mo	$34,000	$18	52
14119 Bardwell Ave	0.75mi	4/2.5	1,582 (-7%)	3mo	$9,975	$6	49
13436 Hartford Rd	0.43mi	4/2.0	1,920 (+13%)	11mo	$89,500	$47	49

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: 6.15×
• Total profit: $64,912
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.82×
• Total profit: $161,498
• Equity at exit: $3,891

Cash invested: $12,600 (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: 99
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$236
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $1,071

Break-even live

Break-even rent $428

Max offer price $45,000

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,782
Total (2 units)			$1,783

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	23d	1	0.52mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.53mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	0.55mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	0.61mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	43d	1	0.66mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.67mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	23d	1	0.70mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	0.70mi
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	16d	1	0.72mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	21d	1	0.74mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	1.26mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	1.30mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	1.35mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	1.40mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	1.40mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $45,000 Active 55 DOM
2. 2026-06-17
   days on market $45,000 Active 54 DOM
3. 2026-06-16
   days on market $45,000 Active 53 DOM
4. 2026-06-15
   days on market $45,000 Active 52 DOM
5. 2026-06-13
   days on market $45,000 Active 50 DOM
6. 2026-06-13
   days on market $45,000 Active 49 DOM
7. 2026-06-09
   days on market $45,000 Active 46 DOM
8. 2026-06-08
   days on market $45,000 Active 45 DOM
9. 2026-06-07
   days on market $45,000 Active 44 DOM
10. 2026-06-05
    days on market $45,000 Active 41 DOM
11. 2026-06-03
    days on market $45,000 Active 40 DOM
12. 2026-06-02
    days on market $45,000 Active 39 DOM
13. 2026-06-01
    days on market $45,000 Active 38 DOM
14. 2026-05-31
    days on market $45,000 Active 37 DOM
15. 2026-04-22
    listed $45,000 Active 715-char remark
16. 2026-03-27
    historical
17. 2025-10-01
    price $50,000
18. 2025-04-10
    listed $55,000 Active
19. 2024-02-12
    soldstatus $50,000 Closed

    Show marketing remark (610 chars)

    Income producing opportunity. Tenants are on a month to month lease, paying $675 & $625 monthly. POF and 24 hour notice is required prior to a showing being approved. BUYERS/INVESTORS YOU WILL NEED TO CONTACT A BUYERS AGENT. Please do your due diligence PRIOR to writing an offer. AS-IS sale. Portfolio package opportunity. MLS numbers: 4492392, 4485086, 4492393, 4492394, 4492395, 4485084, 4492396, 4484813, 4485085, 4492400, 4492403, 4484824, 4494004, 4492406, 4492410, 4492411, 4492436, 4492470, 4492472, 4492473, 4484855, 4492474, 4492476, 4492479, 4492398, 4492408, 4492409, 4492469 & 4492480.

20. 2023-10-11
    status Pending

    Show marketing remark (610 chars)

    Income producing opportunity. Tenants are on a month to month lease, paying $675 & $625 monthly. POF and 24 hour notice is required prior to a showing being approved. BUYERS/INVESTORS YOU WILL NEED TO CONTACT A BUYERS AGENT. Please do your due diligence PRIOR to writing an offer. AS-IS sale. Portfolio package opportunity. MLS numbers: 4492392, 4485086, 4492393, 4492394, 4492395, 4485084, 4492396, 4484813, 4485085, 4492400, 4492403, 4484824, 4494004, 4492406, 4492410, 4492411, 4492436, 4492470, 4492472, 4492473, 4484855, 4492474, 4492476, 4492479, 4492398, 4492408, 4492409, 4492469 & 4492480.

21. 2023-10-05
    listed $55,000 Active

    Show marketing remark (610 chars)

    Income producing opportunity. Tenants are on a month to month lease, paying $675 & $625 monthly. POF and 24 hour notice is required prior to a showing being approved. BUYERS/INVESTORS YOU WILL NEED TO CONTACT A BUYERS AGENT. Please do your due diligence PRIOR to writing an offer. AS-IS sale. Portfolio package opportunity. MLS numbers: 4492392, 4485086, 4492393, 4492394, 4492395, 4485084, 4492396, 4484813, 4485085, 4492400, 4492403, 4484824, 4494004, 4492406, 4492410, 4492411, 4492436, 4492470, 4492472, 4492473, 4484855, 4492474, 4492476, 4492479, 4492398, 4492408, 4492409, 4492469 & 4492480.

22. 2021-04-14
    soldstatus $1,022,350
23. 2021-03-08
    soldstatus $20,400
24. 2014-06-30
    historical
25. 2013-12-31
    listed $6,000
26. 1989-12-29
    soldstatus $43,000
27. 1989-12-29
    soldstatus $43,000
28. 1989-12-22
    soldstatus $43,000

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $996 · $83/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $21,396
• − Mortgage interest: −$2,521
• − Property taxes: −$996
• − Insurance: −$225
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$1,309
• Taxable income: $12,922
• Est. tax owed @ 24.0%: −$3,101
• After-tax cash flow: $9,749/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

+4.7% since first listed

14 events — show timeline

• 2026-04-22 Listed $45,000 MLSNOW
• 2026-03-27 Listing Removed — MLSNOW
• 2025-10-01 Price Changed $50,000 MLSNOW
• 2025-04-10 Listed $55,000 MLSNOW
• 2024-02-12 Sold (MLS) $50,000 MLSNOW
• 2023-10-11 Pending — MLSNOW
• 2023-10-05 Listed $55,000 MLSNOW
• 2021-04-14 Sold (Public Records) $1,022,350 Public Records
• 2021-03-08 Sold (Public Records) $20,400 Public Records
• 2014-06-30 Listing Removed — MLSNOW
• 2013-12-31 Listed $6,000 MLSNOW
• 1989-12-29 Sold (Public Records) $43,000 Public Records
• 1989-12-29 Sold (Public Records) $43,000 Public Records
• 1989-12-22 Sold (Public Records) $43,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $996 · +0.0% YoY. Source: county tax records.