1431 Sulzer Ave · Euclid, OH 44132

$90,000

2 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 1 Days on market

Built 1947 3,811 sqft lot Est $154k · 42% 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 +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolute turnkey Brick & Vinyl 1/2 Duplex w/ 3rd bedroom, office or den on 1st floor * New paint throughout, carpet, flooring & blinds * large heated foyer * recreation room * updated windows, most light fixtures & breaker panel * glass block * roof 2016 * vinyl garage with new roof 2019 * driveway resealed * No Violations

Key facts

• Recreation room
• Updated windows
• Tree-lined street

Tags

• LARGE HEATED FOYER
• RECREATION ROOM
• UPDATED WINDOWS
• VINYL GARAGE
• DRIVEWAY RESEALED
• TREE-LINED STREET

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Detached paved garage; One garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Attached property
• Construction: Brick and vinyl siding exterior; Asphalt fiberglass roof; Built according to public records
• Exterior features: Patio; Lot dimensions approximately 30 x 127; Faces west

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: One main-level bedroom; Additional bedrooms on first and second floors (multiple bedroom sizes present)
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Forced air; Gas heating
• Interior features: Partially finished basement; Entry/foyer; Dining room; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 12.1% 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: Rents rising fast (+15.5%/yr); 39 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/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 $622 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y 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: property tax is 3.3% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $154,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25291 Chatworth Dr	0.72mi	3/1.5 (+1)	1,686 (-2%)	14mo	$221,000	$131	44
127 Brush Rd	0.73mi	3/2.0 (+1)	1,514 (-12%)	0mo	$295,000	$195	37
883 E 237th St	0.66mi	2/1.0	1,464 (-15%)	12mo	$107,143	$73	35
25612 Breckenridge Dr	0.70mi	3/2.5 (+1)	1,955 (+14%)	8mo	$160,000	$82	26
881 E 250th St	0.72mi	3/1.5 (+1)	1,934 (+13%)	22mo	$175,000	$90	20

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.85×
• Total profit: $21,295
• Equity at exit: $13,419

10-year hold

• IRR: 31.3%
• Equity multiple: 4.62×
• Total profit: $91,107
• Equity at exit: $7,782

Cash invested: $25,200 (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 44132

• Home prices YoY: -16.9%
• Rents YoY: 15.5%
• Active inventory: 39
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$472
• Tax from tax record: −$248 /mo · $2,980/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $436

Break-even live

Break-even rent $959

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $487	-5% $462	+0% $436	+5% $411	+10% $385
Rent	-10% $317	-5% $377	+0% $436	+5% $496	+10% $556
Rate	-1.0pp $482	-0.5pp $459	base $436	+0.5pp $413	+1.0pp $389

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	2d	1	0.17mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	24d	1	0.18mi
25170 Treadwell Ave Euclid, OH	2.0	1.0	1248	$1,297	$1.04	44d	1	0.39mi
954 E 239th St Unit 2/UP Euclid, OH	2.0	1.0	1932	$995	$0.52	8d	1	0.58mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	2d	1	0.65mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	44d	1	0.75mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	2d	1	0.77mi
27701 Mills Ave Unit 2E Euclid, OH	2.0	1.5	1176	$1,275	$1.08	44d	1	0.91mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	44d	1	0.98mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	13d	1	0.99mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	16d	1	1.00mi
1905 Braeburn Park Dr Euclid, OH	3.0	1.5	1260	$1,500	$1.19	15d	1	1.03mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	1.04mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	15d	1	1.09mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	8d	1	1.25mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	20d	1	1.29mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	20d	1	1.30mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	21d	1	1.31mi
26230 Briardale Ave Euclid, OH	3.0	2.0	1290	$1,600	$1.24	2d	1	1.32mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	13d	1	1.32mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	44d	1	1.33mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	44d	1	1.33mi
2933 Stratford Way Willoughby Hills, OH	3.0	2.5	1788	$2,600	$1.45	2d	1	1.33mi
422 E 222nd St Unit 2 Euclid, OH	2.0	1.0	1926	$1,295	$0.67	44d	1	1.39mi
420 E 222nd St Unit 1 Euclid, OH	2.0	1.0	1964	$1,295	$0.66	44d	1	1.39mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	24d	1	1.42mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	8d	1	1.43mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	44d	1	1.49mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	44d	1	1.49mi
26351 Farringdon Ave Euclid, OH	3.0	1.0	1257	$1,495	$1.19	2d	1	1.50mi

Listing history 2 events

1. 2026-06-17
   remarks 681-char remark
2. 2026-06-17
   listed $90,000 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: $2,980 · $248/mo
• Projected year-2 tax: $2,980 · $248/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,137
• − Mortgage interest: −$5,041
• − Property taxes: −$2,980
• − Insurance: −$450
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,618
• Taxable income: $4,146
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,240/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): 14,633
• Household income: $47,969
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1297.0

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 (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 1% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -41.89%
• Current HPI: 206.0583
• Rent YoY: ▲ 15.49%
• 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

+157.9% since first listed

19 events — show timeline

• 2026-06-17 Listed $90,000 MLSNOW
• 2025-07-15 Listing Removed — MLSNOW
• 2025-06-30 Listed $60,000 MLSNOW
• 2022-08-19 Sold (Public Records) $80,000 Public Records
• 2022-08-16 Sold (MLS) $80,000 MLSNOW
• 2022-06-13 Pending — MLSNOW
• 2022-06-08 Relisted — MLSNOW
• 2022-06-08 Pending — MLSNOW
• 2022-06-03 Listed $79,900 MLSNOW
• 2008-01-18 Listing Removed — MLSNOW
• 2007-07-18 Listed $59,500 MLSNOW
• 2007-03-12 Sold (MLS) $22,500 MLSNOW
• 2007-01-31 Listing Removed — MLSNOW
• 2006-11-30 Listing Removed — MLSNOW
• 2006-09-15 Listed $25,900 MLSNOW
• 2006-02-02 Listed $38,000 MLSNOW
• 1999-04-28 Sold (MLS) $32,000 MLSNOW
• 1999-04-19 Sold (Public Records) $33,000 Public Records
• 1999-02-24 Listed $34,900 MLSNOW

Property tax history

+13.4%/yr

Latest (2025): $2,980 · -2.3% YoY. Source: county tax records.