20470 Lake Shore Blvd · Euclid, OH 44123

$222,000

4 bd · 2.0 ba · 2,052 sqft · MultiFamily public records · 10 Days on market

Built 1956 10,297 sqft lot Est $211k · 5% over

---

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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• ARV discount +5.2/15.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 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

Brick Euclid duplex featuring desirable side by side layout. Strong rental income. Each unit contains 2 beds, 1 bath, gorgeous hardwood flooring, central air and private basements. Two car garage. New roof in 2020, other updates include exterior tuckpointing, drywall, paint, flooring. 20470 lease in place through June 30, 2024. Second address is 20460 Lakeshore Blvd (CURRENTLY VACANT). Must be Pre-approved/POF required for showings. Please no wholesalers. Seller will not allow buyers to assign contract to a new buyer before closing. DO NOT DISTURB TENANTS. Tenant would like to stay if possible. POS has been ordered. Professional property management available to buyer if he / she chooses. Close to shopping, Lake Erie, restaurants, highways & much more! Fabulous income property to add to your portfolio!

Key facts

• Strong rental demand
• Turnkey brick duplex
• Side-by-side layout

Tags

• TURNKEY BRICK DUPLEX
• SIDE-BY-SIDE LAYOUT
• SOLID BRICK CONSTRUCTION
• RECENT IMPROVEMENTS
• CONVENIENT LOCATION
• STRONG RENTAL DEMAND

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Paved driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 2,052
• Construction: Built as recorded in public records; Asphalt/fiberglass roof
• Exterior features: Brick construction; Public water and public sewer

Interior

• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full, unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $222k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive. Per door: $186/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Cap rate 8.3% vs local median 6.7% in 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 77/100 on livability (#204 in OH, #3,149 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, commute F, employment D-.
• Euclid City (suburban): math 14% / reading 28% proficiency, ranked #625 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.3%/yr); 96 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,536/mo this rent would consume 55% of the median local household income ($56k/yr) (locally 1085% 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 $2k of loan paydown is wiped out by about $7k 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 + 5.3% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 33y 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 $180k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.14% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $211,356
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20520 Ball Ave	0.40mi	4/2.0	1,988 (-3%)	10mo	$162,000	$81	68
386 E 200th St	0.53mi	4/2.0	2,040 (-1%)	14mo	$220,000	$108	62
324 E 200th St	0.41mi	4/2.0	1,944 (-5%)	21mo	$175,000	$90	55
19000 Lakeshore Blvd	0.64mi	4/2.0	2,052 (0%)	22mo	$220,000	$107	52
19770 Lake Shore Blvd	0.32mi	4/3.0	2,320 (+13%)	12mo	$240,000	$103	49
444 E 222nd St	0.51mi	4/2.0	1,918 (-6%)	20mo	$153,352	$80	48

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-6,221
• Equity at exit: $33,101

10-year hold

• IRR: 9.6%
• Equity multiple: 1.82×
• Total profit: $51,088
• Equity at exit: $19,195

Cash invested: $62,160 (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 44123

• Home prices YoY: -25.0%
• Rents YoY: 5.3%
• Active inventory: 96
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$375 /mo · $4,495/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $372

Break-even live

Break-even rent $2,065

Max offer price $222,000

Occupancy floor 80%

Sensitivity live

Price	-10% $498	-5% $435	+0% $372	+5% $309	+10% $247
Rent	-10% $172	-5% $272	+0% $372	+5% $472	+10% $573
Rate	-1.0pp $484	-0.5pp $429	base $372	+0.5pp $315	+1.0pp $256

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,536
Total (2 units)			$2,536

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21000 Crystal Ave Euclid, OH	5.0	2.0	1512	$2,150	$1.42	18d	1	0.31mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	45d	1	0.31mi
20547 Fuller Ave Euclid, OH	5.0	3.0	1600	$1,800	$1.12	17d	1	0.34mi
19450 Monterey Ave Cleveland, OH	5.0	1.5	1800	$1,690	$0.94	5d	1	0.91mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	3d	1	0.93mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	24d	1	0.96mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	2d	1	1.36mi

Listing history 28 events

1. 2026-06-16
   status $222,000 Pending 10 DOM
2. 2026-06-15
   days on market $222,000 Active 10 DOM
3. 2026-06-13
   days on market $222,000 Active 8 DOM
4. 2026-06-09
   days on market $222,000 Active 4 DOM
5. 2026-06-08
   days on market $222,000 Active 3 DOM
6. 2026-06-07
   pricedays on marketlisting id $222,000 Active 2 DOM
7. 2026-06-05
   days on market $229,000 Active 16 DOM
8. 2026-06-03
   days on market $229,000 Active 15 DOM
9. 2026-06-02
   days on market $229,000 Active 14 DOM
10. 2026-06-01
    days on market $229,000 Active 13 DOM
11. 2026-05-31
    days on market $229,000 Active 12 DOM
12. 2026-05-18
    listed $229,000 Active
13. 2026-03-13
    status Pending
14. 2026-03-06
    listed $205,000 Active
15. 2024-04-05
    soldstatus $180,000 Closed 818-char remark

    Show marketing remark (818 chars)

    Brick Euclid duplex featuring desirable side by side layout. Strong rental income. Each unit contains 2 beds, 1 bath, gorgeous hardwood flooring, central air and private basements. Two car garage. New roof in 2020, other updates include exterior tuckpointing, drywall, paint, flooring. 20470 lease in place through June 30, 2024. Second address is 20460 Lakeshore Blvd (CURRENTLY VACANT). Must be Pre-approved/POF required for showings. Please no wholesalers. Seller will not allow buyers to assign contract to a new buyer before closing. DO NOT DISTURB TENANTS. Tenant would like to stay if possible. POS has been ordered. Professional property management available to buyer if he / she chooses. Close to shopping, Lake Erie, restaurants, highways & much more! Fabulous income property to add to your portfolio!

16. 2024-03-08
    historical Contingent 818-char remark

    Show marketing remark (818 chars)

    Brick Euclid duplex featuring desirable side by side layout. Strong rental income. Each unit contains 2 beds, 1 bath, gorgeous hardwood flooring, central air and private basements. Two car garage. New roof in 2020, other updates include exterior tuckpointing, drywall, paint, flooring. 20470 lease in place through June 30, 2024. Second address is 20460 Lakeshore Blvd (CURRENTLY VACANT). Must be Pre-approved/POF required for showings. Please no wholesalers. Seller will not allow buyers to assign contract to a new buyer before closing. DO NOT DISTURB TENANTS. Tenant would like to stay if possible. POS has been ordered. Professional property management available to buyer if he / she chooses. Close to shopping, Lake Erie, restaurants, highways & much more! Fabulous income property to add to your portfolio!

17. 2024-03-06
    listed $179,900 Active 818-char remark

    Show marketing remark (818 chars)

    Brick Euclid duplex featuring desirable side by side layout. Strong rental income. Each unit contains 2 beds, 1 bath, gorgeous hardwood flooring, central air and private basements. Two car garage. New roof in 2020, other updates include exterior tuckpointing, drywall, paint, flooring. 20470 lease in place through June 30, 2024. Second address is 20460 Lakeshore Blvd (CURRENTLY VACANT). Must be Pre-approved/POF required for showings. Please no wholesalers. Seller will not allow buyers to assign contract to a new buyer before closing. DO NOT DISTURB TENANTS. Tenant would like to stay if possible. POS has been ordered. Professional property management available to buyer if he / she chooses. Close to shopping, Lake Erie, restaurants, highways & much more! Fabulous income property to add to your portfolio!

18. 2020-10-06
    soldstatus $144,000
19. 2020-10-01
    soldstatus $144,000 Closed
20. 2020-09-29
    status Pending
21. 2020-08-23
    status Active
22. 2020-08-09
    status Pending
23. 2020-06-04
    listed $149,900 Active
24. 1994-03-03
    soldstatus $95,000
25. 1994-03-03
    soldstatus $95,000
26. 1994-02-12
    historical
27. 1993-05-29
    listed $108,000
28. 1978-09-01
    soldstatus $67,000

ⓘ 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: $4,495 · $375/mo
• Projected year-2 tax: $4,495 · $375/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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,432
• − Mortgage interest: −$12,435
• − Property taxes: −$4,495
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$6,458
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $4,211/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: Euclid City
• NCES district ID: 3904395
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $36,385
• Composite: 17.39/100
• National rank: #9067
• State rank: #625 of 656 in OH

Livability — Euclid

• Score: 77/100
• State rank: #204
• US rank: #3149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 41,855
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,050
• Household income: $55,676
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1085.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -62.82%
• Current HPI: 188.4932
• Rent YoY: ▲ 5.28%
• 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

+241.8% since first listed

17 events — show timeline

• 2026-05-18 Listed $229,000 MLSNOW
• 2026-03-13 Pending — MLSNOW
• 2026-03-06 Listed $205,000 MLSNOW
• 2024-04-05 Sold (MLS) $180,000 MLSNOW
• 2024-03-08 Contingent — MLSNOW
• 2024-03-06 Listed $179,900 MLSNOW
• 2020-10-06 Sold (Public Records) $144,000 Public Records
• 2020-10-01 Sold (MLS) $144,000 MLSNOW
• 2020-09-29 Pending — MLSNOW
• 2020-08-23 Relisted — MLSNOW
• 2020-08-09 Pending — MLSNOW
• 2020-06-04 Listed $149,900 MLSNOW
• 1994-03-03 Sold (Public Records) $95,000 Public Records
• 1994-03-03 Sold (MLS) $95,000 MLSNOW
• 1994-02-12 Listing Removed — MLSNOW
• 1993-05-29 Listed $108,000 MLSNOW
• 1978-09-01 Sold (Public Records) $67,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,495 · -4.8% YoY. Source: county tax records.