1464 E 250th St Unit E · Euclid, OH 44117

$79,900

3 bd · 1.5 ba · 1,180 sqft · Townhouse · 82 Days on market

Built 1943 3,746 sqft lot $68/sqft · 23% above area Est $65k · 23% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BECOME A REAL ESTATE INVESTOR OVERNIGHT! This income-generating Colonial in the City of Euclid offers IMMEDIATE cash flow, currently bringing in $950/month. Located minutes from the highway, and all the restaurants and amenities of the neighborhood. TREMENDOUS UPSIDE POTENTIAL! With over 1,100 sq/ft of living space, this well maintained 3 bedroom, 1.5 bath home is a great portfolio starter or addition. First floor features kitchen, formal dining and living room and bedroom/ office of the kitchen. Second floor hosts 2 bedrooms one full bath. The Seller made SEVERAL IMPROVEMENTS (2023) including the roof, gutters, soffits and fascia. RUN YOUR NUMBERS this an EASY TURNKEY investment! Property is being sold AS-IS. A true portfolio builder act fast, this opportunity won’t last long. Seller is motivated and will consider all reasonable offers! NO assignments. NO seller financing available! Priced to sell!

Key facts

• Several improvements
• Well maintained
• Parking

Tags

• WELL MAINTAINED
• SEVERAL IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 6.8% in Euclid — 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 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: 34 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $13k; list at $80k implies a 515% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $64,700
• List price: $79,900
• Delta: 23.49%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1393 E 262nd St	0.65mi	3/1.5	1,216 (+3%)	11mo	$70,000	$58	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.06×
• Total profit: $23,636
• Equity at exit: $11,913

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $67,748
• Equity at exit: $6,908

Cash invested: $22,372 (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 44117

• Home prices YoY: -9.8%
• Active inventory: 34
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $574

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $629	-5% $602	+0% $574	+5% $546	+10% $519
Rent	-10% $461	-5% $518	+0% $574	+5% $630	+10% $687
Rate	-1.0pp $614	-0.5pp $594	base $574	+0.5pp $553	+1.0pp $532

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25170 Treadwell Ave Euclid, OH	2.0	1.0	1248	$1,297	$1.04	44d	1	0.14mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	24d	1	0.25mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	2d	1	0.26mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	24d	1	0.33mi
24630 Euclid Ave Euclid, OH	2.0	1.0	750	$1,100	$1.47	11d	1	0.39mi
26251 Brush Ave Euclid, OH	2.0–3.0	1.0	769	$1,600	$2.08	2d	2	0.62mi
24130 Euclid Ave Euclid, OH	2.0	1.0	725	$1,200	$1.66	17d	2	0.64mi
26640 Tungsten Rd Euclid, OH	2.0	1.0	779	$1,100	$1.41	44d	1	0.76mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	5d	1	0.77mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	17d	1	0.78mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	44d	1	0.80mi
1905 Braeburn Park Dr Euclid, OH	3.0	1.5	1260	$1,500	$1.19	15d	1	0.81mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	24d	1	0.85mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	2d	1	0.85mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	2d	1	0.88mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	44d	1	0.92mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	17d	1	0.97mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	22d	1	1.01mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	5d	1	1.03mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	44d	1	1.04mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	13d	1	1.14mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	44d	1	1.15mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	21d	1	1.16mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	44d	1	1.16mi
27800 Euclid Ave Unit Euclid 35 Parkhill Apts-5 Euclid, OH	3.0	1.5	755	$1,200	$1.59	44d	1	1.17mi
27800 Euclid Ave Unit Euclid 35 -Hillandale Apts-306 Euclid, OH	2.0	1.0	750	$950	$1.27	8d	1	1.17mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	13d	1	1.19mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	44d	1	1.20mi
27701 Mills Ave Unit 2E Euclid, OH	2.0	1.5	1176	$1,275	$1.08	44d	1	1.21mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	20d	1	1.22mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	44d	1	1.26mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	1.27mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	15d	1	1.30mi
27000 Bishop Park Dr Willoughby Hills, OH	1.0–2.0	1.0–1.5	805	$1,255	$1.56	24d	1	1.30mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	8d	1	1.32mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	24d	1	1.33mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	22d	1	1.34mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	44d	1	1.37mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	1.37mi
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	44d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $79,900 Active 82 DOM
2. 2026-06-18
   days on market $79,900 Active 79 DOM
3. 2026-06-17
   days on market $79,900 Active 78 DOM
4. 2026-06-16
   days on market $79,900 Active 77 DOM
5. 2026-06-15
   days on market $79,900 Active 76 DOM
6. 2026-06-13
   days on market $79,900 Active 74 DOM
7. 2026-06-09
   days on market $79,900 Active 70 DOM
8. 2026-06-08
   days on market $79,900 Active 69 DOM
9. 2026-06-07
   days on market $79,900 Active 68 DOM
10. 2026-06-05
    days on market $79,900 Active 65 DOM
11. 2026-06-03
    days on market $79,900 Active 64 DOM
12. 2026-06-02
    days on market $79,900 Active 63 DOM
13. 2026-06-01
    days on market $79,900 Active 62 DOM
14. 2026-05-31
    days on market $79,900 Active 61 DOM
15. 2026-03-31
    listed $79,900 Active 918-char remark

    Show marketing remark (918 chars)

    BECOME A REAL ESTATE INVESTOR OVERNIGHT! This income-generating Colonial in the City of Euclid offers IMMEDIATE cash flow, currently bringing in $950/month. Located minutes from the highway, and all the restaurants and amenities of the neighborhood. TREMENDOUS UPSIDE POTENTIAL! With over 1,100 sq/ft of living space, this well maintained 3 bedroom, 1.5 bath home is a great portfolio starter or addition. First floor features kitchen, formal dining and living room and bedroom/ office of the kitchen. Second floor hosts 2 bedrooms one full bath. The Seller made SEVERAL IMPROVEMENTS (2023) including the roof, gutters, soffits and fascia. RUN YOUR NUMBERS this an EASY TURNKEY investment! Property is being sold AS-IS. A true portfolio builder act fast, this opportunity won’t last long. Seller is motivated and will consider all reasonable offers! NO assignments. NO seller financing available! Priced to sell!

16. 2017-11-24
    status Active
17. 2017-11-24
    historical
18. 2017-11-02
    status Pending
19. 2017-10-26
    historical Contingent
20. 2017-10-20
    listed $29,900 Active
21. 2012-05-29
    soldstatus $13,000
22. 2011-12-13
    listed $15,000
23. 2011-11-01
    historical
24. 2011-07-05
    listed $30,000

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

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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,107
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,324
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,455/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): 9,172
• Household income: $43,013
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 970.0

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 (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 1% Serbian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -23.42%
• Current HPI: 214.6784
• Rent YoY: —
• 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

+166.3% since first listed

10 events — show timeline

• 2026-03-31 Listed $79,900 MLSNOW
• 2017-11-24 Relisted — MLSNOW
• 2017-11-24 Listing Removed — MLSNOW
• 2017-11-02 Pending — MLSNOW
• 2017-10-26 Contingent — MLSNOW
• 2017-10-20 Listed $29,900 MLSNOW
• 2012-05-29 Sold (MLS) $13,000 MLSNOW
• 2011-12-13 Listed $15,000 MLSNOW
• 2011-11-01 Listing Removed — MLSNOW
• 2011-07-05 Listed $30,000 MLSNOW