884 Nela View Rd · Cleveland Heights, OH 44112

$134,500

3 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 51 Days on market

Built 1925 5,118 sqft lot $102/sqft · at area comps Est $130k · at est.

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.8/10.0
• ARV discount +6.1/15.0
• Livability +4.5/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom home blends classic character with modern updates throughout. The main floor features a welcoming living room with a cozy fireplace, a formal dining room with built-in cabinetry, and a beautifully renovated kitchen. The kitchen boasts all-new flooring, cabinets, countertops, appliances, added lighting over the sink, additional GFCI outlets, updated switches, and new wiring. A newer sink and faucet complete the space, and it’s all been freshly painted for a clean, move-in ready feel. Upstairs, you’ll find all three bedrooms and a full bath, along with brand new windows on the 2nd and 1st floor that bring in plenty of natural light. New flooring runs thr

Key facts

• Built-in cabinetry
• Formal dining room
• New flooring

Tags

• WELCOMING LIVING ROOM
• COZY FIREPLACE
• FORMAL DINING ROOM
• BUILT-IN CABINETRY
• RENOVATED KITCHEN
• NEW FLOORING

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Shingle roof; Wood siding construction
• Construction: Built (year per public records); Below-grade finished area included
• Exterior features: Lot approximately 0.1175 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; One fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.4% in Cleveland Heights — 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 89/100 on livability (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,594/mo this rent would consume 66% 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 $930 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $85k; list at $134k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.18% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (median comp): $130,498
• List price: $134,500
• Delta: 3.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
965 Whitby Rd	0.19mi	3/1.0	1,355 (+3%)	2mo	$120,000	$89	85
945 Dresden Rd	0.24mi	3/1.0	1,344 (+2%)	3mo	$85,000	$63	84
1004 Woodview Rd	0.30mi	3/1.0	1,309 (-1%)	1mo	$91,000	$70	83
3570 Randolph Rd	0.39mi	3/1.0	1,286 (-3%)	1mo	$147,500	$115	76
1073 Woodview Rd	0.42mi	3/1.0	1,408 (+7%)	1mo	$175,000	$124	68
952 Elbon Rd	0.30mi	3/2.0	1,222 (-8%)	2mo	$162,000	$133	67
3639 Randolph Rd	0.49mi	3/1.0	1,248 (-6%)	2mo	$130,000	$104	66
953 Whitby Rd	0.17mi	2/1.5 (-1)	1,188 (-10%)	3mo	$145,000	$122	66
3752 Wallingford Rd	0.73mi	3/1.5	1,314 (-0%)	1mo	$190,000	$145	62
994 Yellowstone Ave	0.50mi	3/2.0	1,190 (-10%)	2mo	$140,000	$118	54
1056 Quilliams Rd	0.72mi	3/1.5	1,396 (+6%)	2mo	$210,000	$150	54
3513 Boynton Rd	0.65mi	3/3.0	1,178 (-11%)	2mo	$268,900	$228	42

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-586
• Equity at exit: $20,054

10-year hold

• IRR: 11.5%
• Equity multiple: 2.00×
• Total profit: $37,575
• Equity at exit: $11,629

Cash invested: $37,660 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$705
• Tax from tax record: −$221 /mo · $2,653/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $277

Break-even live

Break-even rent $1,244

Max offer price $134,500

Occupancy floor 78%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.05mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	16d	1	0.06mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	0.17mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	0.17mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.19mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.21mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.22mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.23mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.31mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	0.38mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.41mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	0.43mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.45mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.48mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	0.50mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.50mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	0.72mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	43d	1	0.87mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	43d	1	0.88mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	1d	1	0.96mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	43d	1	1.03mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	1.07mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	23d	1	1.08mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	1.12mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	1.16mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	1.20mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	1.22mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	23d	1	1.25mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	1.28mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	1.29mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	1d	1	1.32mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	23d	1	1.33mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	43d	1	1.33mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	1.34mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	2d	18	1.37mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	1.37mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	23d	1	1.40mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	1d	1	1.47mi

Listing history 40 events

1. 2026-06-18
   days on market $134,500 Active 51 DOM
2. 2026-06-17
   days on market $134,500 Active 50 DOM
3. 2026-06-16
   days on market $134,500 Active 49 DOM
4. 2026-06-15
   days on market $134,500 Active 48 DOM
5. 2026-06-13
   days on market $134,500 Active 46 DOM
6. 2026-06-13
   pricedays on market $134,500 Active 45 DOM
7. 2026-06-09
   days on market $139,500 Active 42 DOM
8. 2026-06-08
   days on market $139,500 Active 41 DOM
9. 2026-06-07
   days on market $139,500 Active 40 DOM
10. 2026-06-05
    days on market $139,500 Active 37 DOM
11. 2026-06-03
    days on market $139,500 Active 36 DOM
12. 2026-06-02
    days on market $139,500 Active 35 DOM
13. 2026-06-01
    days on market $139,500 Active 34 DOM
14. 2026-05-31
    days on market $139,500 Active 33 DOM
15. 2026-04-28
    listed $139,500 Active 981-char remark
16. 2025-11-03
    historical
17. 2025-09-12
    listed $125,000 Active
18. 2025-08-22
    status Pending
19. 2025-08-21
    historical
20. 2025-07-31
    price $134,000
21. 2025-07-11
    price $139,000
22. 2025-07-11
    status Active
23. 2025-05-12
    price $129,000
24. 2025-04-23
    listed $139,000 Active
25. 2024-11-26
    soldstatus $85,000 Closed
26. 2024-11-26
    soldstatus $85,000
27. 2024-11-13
    historical Contingent
28. 2024-10-30
    price $109,000
29. 2024-10-11
    listed $119,000 Active
30. 2020-07-29
    soldstatus $350,431
31. 2020-01-16
    historical
32. 2020-01-06
    soldstatus $52,000 Closed
33. 2020-01-03
    soldstatus $52,000
34. 2019-12-05
    status Pending
35. 2019-11-04
    listed $59,000 Active
36. 2012-11-01
    soldstatus $17,500
37. 2012-10-28
    historical
38. 2012-06-29
    listed $19,990
39. 1995-09-05
    soldstatus $35,000
40. 1972-07-01
    soldstatus $22,000

ⓘ 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: $2,653 · $221/mo
• Projected year-2 tax: $2,653 · $221/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,124
• − Mortgage interest: −$7,534
• − Property taxes: −$2,653
• − Insurance: −$672
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$3,913
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,009/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 — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• 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

+511.4% since first listed

27 events — show timeline

• 2026-06-11 Price Changed $134,500 MLSNOW
• 2026-04-28 Listed $139,500 MLSNOW
• 2025-11-03 Listing Removed — MLSNOW
• 2025-09-12 Listed $125,000 MLSNOW
• 2025-08-22 Pending — MLSNOW
• 2025-08-21 Listing Removed — MLSNOW
• 2025-07-31 Price Changed $134,000 MLSNOW
• 2025-07-11 Price Changed $139,000 MLSNOW
• 2025-07-11 Relisted — MLSNOW
• 2025-05-12 Price Changed $129,000 MLSNOW
• 2025-04-23 Listed $139,000 MLSNOW
• 2024-11-26 Sold (Public Records) $85,000 Public Records
• 2024-11-26 Sold (MLS) $85,000 MLSNOW
• 2024-11-13 Contingent — MLSNOW
• 2024-10-30 Price Changed $109,000 MLSNOW
• 2024-10-11 Listed $119,000 MLSNOW
• 2020-07-29 Sold (Public Records) $350,431 Public Records
• 2020-01-16 Listing Removed — MLSNOW
• 2020-01-06 Sold (MLS) $52,000 MLSNOW
• 2020-01-03 Sold (Public Records) $52,000 Public Records
• 2019-12-05 Pending — MLSNOW
• 2019-11-04 Listed $59,000 MLSNOW
• 2012-11-01 Sold (MLS) $17,500 MLSNOW
• 2012-10-28 Listing Removed — MLSNOW
• 2012-06-29 Listed $19,990 MLSNOW
• 1995-09-05 Sold (Public Records) $35,000 Public Records
• 1972-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,653 · +0.0% YoY. Source: county tax records.