3654 Bainbridge · Cleveland Heights, OH 44118

$169,900

3 bd · 1.5 ba · 1,383 sqft · SingleFamily public records · 2 Days on market

Built 1927 4,791 sqft lot Est $212k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +5.3/10.0
• Livability +4.5/5.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this classic Cleveland Heights Colonial offering timeless charm and flexible living space across four levels. The first floor features a spacious living room filled with natural light, a formal dining room perfect for entertaining, an eat-in kitchen with ample space for casual dining, and a bright sunroom that makes an ideal relaxation space. The second floor includes three comfortable bedrooms and a full bathroom, while the finished third floor provides a fourth bedroom, bonus room, playroom, office, or guest space to suit your needs. Conveniently located near parks, shopping, restaurants, and all that Cleveland Heights has to offer, this home presents a wonderful opportunity to

Key facts

• Finished third floor
• Formal dining room
• Eat-in kitchen

Tags

• CLEVELAND HEIGHTS COLONIAL
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• BRIGHT SUNROOM
• FINISHED THIRD FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $4 ($44/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 6.3% 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+.
• 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.
• Market conditions: Rents rising fast (+5.7%/yr); 253 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 36y 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 2.9% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1927 — 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. 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: 1.03% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $211,599
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3699 Bainbridge Rd	0.09mi	3/1.5	1,363 (-1%)	2mo	$208,000	$153	92
3742 E Antisdale Rd	0.27mi	3/1.5	1,344 (-3%)	2mo	$157,000	$117	81
1948 Staunton Rd	0.17mi	3/1.0	1,268 (-8%)	0mo	$180,000	$142	76
3798 Grosvenor Rd	0.38mi	3/2.0	1,340 (-3%)	2mo	$275,000	$205	74
3750 Bainbridge Rd	0.18mi	3/2.0	1,508 (+9%)	1mo	$259,900	$172	73
2203 Brockway Rd	0.64mi	3/2.5	1,388 (+0%)	2mo	$277,500	$200	64
3733 E Antisdale Rd	0.24mi	3/1.5	1,582 (+14%)	1mo	$155,000	$98	64
3412 Euclid Heights Blvd	0.55mi	3/1.5	1,460 (+6%)	2mo	$230,000	$158	63
4037 Wilmington Rd	0.73mi	3/1.0	1,351 (-2%)	2mo	$127,000	$94	59
4041 Wilmington Rd	0.74mi	3/1.0	1,350 (-2%)	2mo	$170,000	$126	58
3322 Altamont Ave	0.66mi	3/2.0	1,322 (-4%)	2mo	$183,000	$138	58
3814 Bushnell Rd	0.74mi	4/1.5 (+1)	1,531 (+11%)	2mo	$285,000	$186	41

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.53×
• Total profit: $-22,287
• Equity at exit: $25,333

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,589
• Equity at exit: $14,690

Cash invested: $47,572 (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 44118

• Rents YoY: 5.7%
• Active inventory: 253
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$891
• Tax from tax record: −$412 /mo · $4,940/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $4

Break-even live

Break-even rent $1,739

Max offer price $169,900

Occupancy floor 95%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	0.10mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	24d	1	0.14mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	24d	1	0.36mi
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	21d	1	0.44mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.46mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	24d	1	0.50mi
13641 Cedar Rd University Heights, OH	2.0	1.0	1036	$1,350	$1.30	24d	1	0.51mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	24d	1	0.51mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	4d	1	0.51mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	0.52mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	0.55mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	24d	1	0.58mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	17d	1	0.58mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	8d	1	0.59mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	2d	18	0.60mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	2d	1	0.61mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	0.62mi
3290 Desota Ave Cleveland, OH	4.0	1.0	1094	$1,325	$1.21	24d	1	0.68mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	16d	1	0.69mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	3d	1	0.75mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	2d	26	0.75mi
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	3d	1	0.76mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	15d	1	0.80mi
3230 Euclid Heights Blvd Unit NA Cleveland Heights, OH	4.0	1.0	1705	$2,270	$1.33	24d	1	0.82mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	0.83mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	0.84mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	0.85mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	24d	1	0.87mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	0.88mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	2d	1	0.88mi
3241 Kildare Rd Unit 3241 Kildare Lower Cleveland Heights, OH	2.0	1.0	900	$1,095	$1.22	8d	1	0.90mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	44d	1	1.00mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	3d	1	1.01mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	2d	1	1.04mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	44d	1	1.05mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	44d	1	1.05mi
2223 Lee Rd Cleveland, OH	2.0	1.0–2.0	1015	$2,850	$2.81	2d	60	1.07mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	1.08mi
3300 Dellwood Rd Cleveland, OH	3.0	1.0	1560	$1,585	$1.02	15d	1	1.10mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	24d	1	1.13mi

Listing history 3 events

1. 2026-06-18
   days on market $169,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $169,900 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: $4,940 · $412/mo
• Projected year-2 tax: $4,940 · $412/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 7 d/yr ≥96°F today · 17 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: $20,918
• − Mortgage interest: −$9,517
• − Property taxes: −$4,940
• − Insurance: −$850
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,943
• Taxable loss: −$2,678
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $687/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): 40,715
• Household income: $77,555
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1847.0

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: White 57% Black 33% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.62%
• Current HPI: 204.5504
• Rent YoY: ▲ 5.70%
• 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

+553.5% since first listed

17 events — show timeline

• 2026-06-12 Listed $169,900 MLSNOW
• 2017-06-13 Sold (Public Records) $843,690 Public Records
• 2017-04-28 Listing Removed — MLSNOW
• 2017-04-26 Listed $95,900 MLSNOW
• 2008-11-09 Listing Removed — MLSNOW
• 2008-05-09 Listed $107,900 MLSNOW
• 2008-01-04 Sold (MLS) $44,000 MLSNOW
• 2007-10-09 Listed $47,900 MLSNOW
• 1991-10-01 Sold (MLS) $59,500 MLSNOW
• 1991-09-30 Sold (Public Records) $59,500 Public Records
• 1991-07-20 Listed $59,900 MLSNOW
• 1991-07-12 Listing Removed — MLSNOW
• 1991-04-07 Listing Removed — MLSNOW
• 1991-02-12 Listed $59,900 MLSNOW
• 1990-10-07 Listed $59,900 MLSNOW
• 1979-12-18 Sold (Public Records) $41,000 Public Records
• 1977-09-01 Sold (Public Records) $26,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,940 · -2.0% YoY. Source: county tax records.