21790 Kennison Ave · Euclid, OH 44123

$139,900

3 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 38 Days on market

Built 1951 5,227 sqft lot $94/sqft · 22% below area Est $178k · 22% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +4.7/10.0
• 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

Listing remarks MLS

3 Bedroom Colonial with 1.5 Bathrms. 2 Decorative Fireplaces. Rear deck, storage shed. This is a Fannie Mae HomePath property and can be purchased for as little 3% down. This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing. All FannieMae properties offer First Look period to Owner Occupant. Buyers & Agents must sign OwnerOccupant Certificate found in MLS Attachment in order to make offer. Investor offer can be submitted on the 16th day of Listing or Jan 16, 2012.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Attached garage with direct access (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Aluminum siding and brick exterior; Asphalt/fiberglass roof
• Exterior features: Full yard fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedrooms located on the second floor
• Flooring: Wood flooring in dining room and living room; Carpet in family room
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Full finished basement; Two fireplaces (living room and basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $53 ($631/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Arbor Elementary School (math 17% / reading 28%, grade F, #1,239 of 1,584 statewide, top 78%, 370 students, 0% FRL); Euclid Middle School (math 10% / reading 22%, grade F, #624 of 654 statewide, top 96%, 934 students, 0% FRL); Euclid High School (math 7% / reading 33%, grade F, #675 of 781 statewide, top 87%, 1,618 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% of the median local income ($56k/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 $967 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $140k implies a 3483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.03% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $178,446
• List price: $139,900
• Delta: -21.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21130 Edgecliff Dr	0.54mi	3/1.5	1,502 (+1%)	1mo	$285,000	$190	73
104 E 216th St	0.41mi	3/1.5	1,560 (+5%)	5mo	$180,000	$115	69
91 E 212th St	0.43mi	3/2.0	1,393 (-7%)	1mo	$205,000	$147	66
20171 Lake Shore Blvd	0.58mi	4/1.5 (+1)	1,496 (+0%)	6mo	$105,000	$70	62
155 E 211th St	0.34mi	3/2.0	1,363 (-9%)	7mo	$203,000	$149	62
290 E 216th St	0.11mi	3/2.5	1,713 (+15%)	5mo	$234,500	$137	62
21131 Morris Ave	0.63mi	4/1.0 (+1)	1,440 (-4%)	0mo	$134,500	$93	58
174 E 208th St	0.39mi	4/1.5 (+1)	1,707 (+14%)	0mo	$265,000	$155	52
23896 Devoe Ave	0.68mi	3/1.5	1,326 (-11%)	1mo	$184,000	$139	49
20700 Crystal Ave	0.49mi	4/1.5 (+1)	1,287 (-14%)	2mo	$109,600	$85	48
174 E 200th St	0.66mi	3/1.5	1,679 (+12%)	1mo	$215,000	$128	48
21700 Westport Ave	0.51mi	3/3.0	1,298 (-13%)	6mo	$144,000	$111	43

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-15,852
• Equity at exit: $20,860

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $5,402
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$734
• Tax from tax record: −$292 /mo · $3,504/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $53

Break-even live

Break-even rent $1,372

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $92	+0% $53	+5% $13	+10% $-27
Rent	-10% $-61	-5% $-4	+0% $53	+5% $109	+10% $166
Rate	-1.0pp $123	-0.5pp $88	base $53	+0.5pp $16	+1.0pp $-21

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	9d	1	0.08mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.22mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	9d	1	0.27mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	45d	1	0.30mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	23d	1	0.35mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	0.45mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	45d	1	0.52mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	25d	1	0.55mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	14d	1	0.56mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	46d	1	0.57mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	25d	1	0.61mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	16d	1	0.68mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	18d	1	0.72mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	45d	1	0.74mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	3d	1	0.74mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	45d	1	0.74mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	18d	1	0.76mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	45d	1	0.77mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	45d	1	0.78mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	14d	1	0.80mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	45d	1	0.81mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	21d	1	0.84mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	45d	1	0.87mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	25d	1	0.88mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	25d	1	0.92mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	45d	1	0.96mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	3d	1	0.98mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	22d	1	1.01mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	14d	1	1.03mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	18d	1	1.04mi
101 E 238th St Euclid, OH	2.0	1.0	959	$1,400	$1.46	16d	1	1.10mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$1,168	$1.37	3d	7	1.11mi
368 E 248th St Euclid, OH	3.0	1.0	1440	$1,395	$0.97	45d	1	1.12mi
300 E 246th St Euclid, OH	3.0	1.0	1116	$1,864	$1.67	45d	1	1.14mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	45d	1	1.14mi
25291 Richards Ave Euclid, OH	4.0	1.0	1164	$1,850	$1.59	3d	1	1.16mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	23d	1	1.20mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	3d	10	1.21mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	3d	1	1.22mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	4d	1	1.22mi

Listing history 9 events

1. 2026-04-21
   listed $150,000 Active 542-char remark
2. 2012-05-23
   soldstatus $3,905 521-char remark

   Show marketing remark (521 chars)

   3 Bedroom Colonial with 1.5 Bathrms. 2 Decorative Fireplaces. Rear deck, storage shed. This is a Fannie Mae HomePath property and can be purchased for as little 3% down. This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing. All FannieMae properties offer First Look period to Owner Occupant. Buyers & Agents must sign OwnerOccupant Certificate found in MLS Attachment in order to make offer. Investor offer can be submitted on the 16th day of Listing or Jan 16, 2012.

3. 2012-03-29
   historical 521-char remark

   Show marketing remark (521 chars)

   3 Bedroom Colonial with 1.5 Bathrms. 2 Decorative Fireplaces. Rear deck, storage shed. This is a Fannie Mae HomePath property and can be purchased for as little 3% down. This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing. All FannieMae properties offer First Look period to Owner Occupant. Buyers & Agents must sign OwnerOccupant Certificate found in MLS Attachment in order to make offer. Investor offer can be submitted on the 16th day of Listing or Jan 16, 2012.

4. 2011-12-30
   listed $39,500 521-char remark

   Show marketing remark (521 chars)

   3 Bedroom Colonial with 1.5 Bathrms. 2 Decorative Fireplaces. Rear deck, storage shed. This is a Fannie Mae HomePath property and can be purchased for as little 3% down. This property is approved for HomePath Mortgage Financing and HomePath Renovation Mortgage Financing. All FannieMae properties offer First Look period to Owner Occupant. Buyers & Agents must sign OwnerOccupant Certificate found in MLS Attachment in order to make offer. Investor offer can be submitted on the 16th day of Listing or Jan 16, 2012.

5. 2004-06-11
   soldstatus $126,200

   Show marketing remark (235 chars)

   Charming Colonial W/ Many Updates Including Painting Inside & Out. Electrical Plumbing, Carpeting, Windows, Roof, Fencing, Kitchen & Bathrms. 2 Decorative Fireplaces. Hardwood Floors Compliment This Immaculately Clean Home.

6. 2004-06-10
   soldstatus $126,200
7. 2004-04-19
   historical

   Show marketing remark (235 chars)

   Charming Colonial W/ Many Updates Including Painting Inside & Out. Electrical Plumbing, Carpeting, Windows, Roof, Fencing, Kitchen & Bathrms. 2 Decorative Fireplaces. Hardwood Floors Compliment This Immaculately Clean Home.

8. 2004-01-19
   listed $121,500

   Show marketing remark (235 chars)

   Charming Colonial W/ Many Updates Including Painting Inside & Out. Electrical Plumbing, Carpeting, Windows, Roof, Fencing, Kitchen & Bathrms. 2 Decorative Fireplaces. Hardwood Floors Compliment This Immaculately Clean Home.

9. 2000-01-07
   soldstatus $100,000

ⓘ 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: $3,504 · $292/mo
• Projected year-2 tax: $3,504 · $292/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: $17,264
• − Mortgage interest: −$7,837
• − Property taxes: −$3,504
• − Insurance: −$700
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,070
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,017/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

+39.9% since first listed

11 events — show timeline

• 2026-05-30 Pending — MLSNOW
• 2026-05-20 Price Changed $139,900 MLSNOW
• 2026-04-21 Listed $150,000 MLSNOW
• 2012-05-23 Sold (MLS) $3,905 MLSNOW
• 2012-03-29 Listing Removed — MLSNOW
• 2011-12-30 Listed $39,500 MLSNOW
• 2004-06-11 Sold (MLS) $126,200 MLSNOW
• 2004-06-10 Sold (Public Records) $126,200 Public Records
• 2004-04-19 Listing Removed — MLSNOW
• 2004-01-19 Listed $121,500 MLSNOW
• 2000-01-07 Sold (Public Records) $100,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,504 · -18.9% YoY. Source: county tax records.