3705 Brinkmore Rd · Cleveland Heights, OH 44121

$225,000

3 bd · 2.0 ba · 1,821 sqft · SingleFamily public records · 16 Days on market

Built 1952 8,023 sqft lot Est $224k · at est.

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Why this score? — see what drove the D- 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 +8.9/30.0
• ARV discount +7.3/15.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Co-list W/ Duane Silk 442-2533. Alum/Stone Bung Features Lrg Bdrms & Sitting Rm Off 3rd Bdrm. 1/2 Bath Up. Home Warranty. Videotape Available. Checklist On File

Key facts

• Back yard patio
• Fenced-in backyard
• 8,023 sq ft lot

Tags

• DECORATIVE FIRE PLACE
• NEW QUARTZ COUNTER TOP
• LARGE SPACIOUS BONUS ROOM
• SEPARATE DIRECT ENTRANCE
• FENCED-IN BACKYARD
• BACK YARD PATIO

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Asphalt roof; Aluminum siding and brick exterior
• Construction: Built per public records (year source: public records)
• Exterior features: Patio; Chain link fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Range; Refrigerator
• Bedrooms: Three main-level bedrooms; Additional bedrooms located on first and second floors
• Flooring: Wood flooring in multiple rooms; Tile flooring in at least one bathroom
• Bathrooms: One full bathroom; Two half bathrooms; At least one main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Wood and tile flooring throughout; Fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (14.9% below list).
• Recommended offer: $191k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Cleveland Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+.
• Cleveland Heights-University Heights City (suburban): math 23% / reading 41% proficiency, ranked #568 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cleveland Heights High School (math 12% / reading 46%, grade F, #627 of 781 statewide, top 81%, 1,664 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 35y 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 $86k; list at $225k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,462 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $223,983
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
693 Quilliams Rd	0.13mi	3/1.5	1,856 (+2%)	1mo	$220,000	$119	88
565 Quilliams Rd	0.14mi	3/1.5	1,718 (-6%)	4mo	$238,900	$139	78
3757 Princeton Blvd	0.14mi	3/1.5	1,704 (-6%)	5mo	$210,000	$123	77
3927 Princeton Blvd	0.36mi	3/1.5	1,888 (+4%)	6mo	$178,000	$94	70
4019 Princeton Blvd	0.51mi	3/1.5	1,746 (-4%)	1mo	$215,000	$123	67
4002 Lancaster Rd	0.58mi	3/2.5	1,709 (-6%)	3mo	$258,000	$151	58
955 Montford Rd	0.73mi	3/2.5	1,775 (-2%)	7mo	$235,000	$132	54
1031 Pennfield Rd	0.75mi	4/1.5 (+1)	1,727 (-5%)	1mo	$212,000	$123	48
979 Oxford Rd	0.68mi	4/2.0 (+1)	1,640 (-10%)	1mo	$178,000	$109	46
952 Oxford Rd	0.62mi	4/2.0 (+1)	1,560 (-14%)	2mo	$180,000	$115	41
862 Keystone Dr	0.71mi	4/1.5 (+1)	1,549 (-15%)	1mo	$229,900	$148	34
854 Keystone Dr	0.70mi	4/1.5 (+1)	1,575 (-14%)	7mo	$184,000	$117	32

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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.36×
• Total profit: $-40,122
• Equity at exit: $33,548

10-year hold

• IRR: -3.0%
• Equity multiple: 0.76×
• Total profit: $-15,034
• Equity at exit: $19,454

Cash invested: $63,000 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$419 /mo · $5,029/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-180

Break-even live

Break-even rent $2,143

Max offer price $193,162

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-117	+0% $-180	+5% $-244	+10% $-308
Rent	-10% $-331	-5% $-256	+0% $-180	+5% $-105	+10% $-29
Rate	-1.0pp $-67	-0.5pp $-123	base $-180	+0.5pp $-239	+1.0pp $-298

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	0.18mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	9d	1	0.66mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	0.68mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	0.76mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	0.78mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	0.79mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	18d	1	0.82mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	0.83mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	0.84mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	18d	1	0.87mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	18d	1	0.90mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	25d	1	0.95mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	25d	1	0.95mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	0.95mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	1.00mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	1.05mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	18d	1	1.07mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	1.10mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	1.13mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	1.19mi
25 Trenton Sq Unit T54 Cleveland, OH	3.0	2.0	1324	$1,500	$1.13	18d	1	1.21mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	45d	1	1.27mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	1.31mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.32mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	18d	1	1.40mi
4456 Donna Dr Richmond Heights, OH	3.0	2.5	1940	$2,295	$1.18	3d	1	1.45mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	45d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $225,000 Active 16 DOM
2. 2026-06-18
   days on market $225,000 Active 13 DOM
3. 2026-06-17
   days on market $225,000 Active 12 DOM
4. 2026-06-16
   days on market $225,000 Active 11 DOM
5. 2026-06-15
   days on market $225,000 Active 10 DOM
6. 2026-06-13
   days on market $225,000 Active 8 DOM
7. 2026-06-09
   days on market $225,000 Active 4 DOM
8. 2026-06-08
   days on market $225,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $225,000 Active 2 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: $5,029 · $419/mo
• Projected year-2 tax: $5,029 · $419/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 2/10 Low 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,975
• − Mortgage interest: −$12,603
• − Property taxes: −$5,029
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$6,545
• Taxable loss: −$6,004
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $-722/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: Cleveland Heights-University Heights City
• NCES district ID: 3904379
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $53,451
• Composite: 28.12/100
• National rank: #6822
• State rank: #568 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): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 1% Other Indo-European 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+212.5% since first listed

19 events — show timeline

• 2026-06-05 Listed $225,000 MLSNOW
• 2023-09-18 Rental Removed $1,650 APPFOLIO
• 2023-09-15 Listed for Rent $1,650 APPFOLIO
• 2023-09-14 Rental Removed $1,650 YESMLS
• 2023-07-28 Listed for Rent $1,650 YESMLS
• 2016-06-26 Listing Removed — MLSNOW
• 2016-05-17 Contingent — MLSNOW
• 2016-04-26 Relisted — MLSNOW
• 2016-04-25 Contingent — MLSNOW
• 2016-04-04 Listed $49,900 MLSNOW
• 1993-04-21 Sold (MLS) $86,000 MLSNOW
• 1993-04-20 Listing Removed — MLSNOW
• 1993-04-17 Listing Removed — MLSNOW
• 1993-04-15 Sold (Public Records) $86,000 Public Records
• 1993-01-28 Listed $89,800 MLSNOW
• 1992-10-17 Listed $89,800 MLSNOW
• 1992-09-14 Listing Removed — MLSNOW
• 1991-11-13 Listed $89,900 MLSNOW
• 1982-03-24 Sold (Public Records) $72,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $5,029 · -2.0% YoY. Source: county tax records.