779 Woodview Rd · Cleveland Heights, OH 44121

$99,900

2 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 6 Days on market

Built 1930 7,501 sqft lot Est $142k · 29% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.9/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This tenant occupied single family is an excellent choice for your investment portfolio! The current tenants pay $950/month and all utilities as well. Long-term, excellent tenants have been in the property for 3+ years, pay on time and would like to stay. The spacious home offers a large enclosed front porch, living room, dining room, kitchen, 2 bedrooms and 1 full bath. There are hardwood floors throughout, as well as a 2 car detached garage and large mostly fenced-in backyard. Located on a tree-lined Cleveland Heights street, the property is near parks, shopping, schools and public transit routes. If you're looking for a solid investment property - look no further than this home!

Key facts

• Turnkey rental asset
• 7,501 sq ft lot
• 2 garage spots

Tags

• INCOME PRODUCING INVESTMENT
• TURNKEY RENTAL ASSET
• WELL ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories (3 total levels); Updated/remodeled; Home warranty included
• Construction: Wood siding; Asbestos shingle roof; Block foundation; Built/updated (year not provided)
• Exterior features: Porch; Back yard fencing

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 5; Has basement
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Built-in features; Crown molding; Natural woodwork; Updated/remodeled condition
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$141,642) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.1% 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 (+6.8%/yr); 148 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $691 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 + 6.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 32y 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; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1930 — 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: 1.29% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $141,642
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
953 Whitby Rd	0.37mi	2/1.5	1,188 (+2%)	3mo	$145,000	$122	75
3570 Randolph Rd	0.13mi	3/1.0 (+1)	1,286 (+11%)	1mo	$147,500	$115	70
3639 Randolph Rd	0.26mi	3/1.0 (+1)	1,248 (+8%)	2mo	$130,000	$104	69
994 Yellowstone Ave	0.42mi	3/2.0 (+1)	1,190 (+2%)	2mo	$140,000	$118	66
952 Elbon Rd	0.31mi	3/2.0 (+1)	1,222 (+5%)	2mo	$162,000	$133	66
2121 Alton Rd	0.44mi	3/1.0 (+1)	1,218 (+5%)	5mo	$90,000	$74	62
1076 Rushleigh Rd	0.54mi	3/1.5 (+1)	1,200 (+3%)	4mo	$169,900	$142	59
1004 Woodview Rd	0.42mi	3/1.0 (+1)	1,309 (+13%)	1mo	$91,000	$70	53
3752 Wallingford Rd	0.43mi	3/1.5 (+1)	1,314 (+13%)	2mo	$190,000	$145	50
1064 Elbon Rd	0.52mi	3/1.5 (+1)	1,049 (-10%)	5mo	$153,500	$146	49
991 Helmsdale Rd	0.54mi	3/1.0 (+1)	1,316 (+13%)	7mo	$134,900	$103	42
3811 Salisbury Rd	0.54mi	3/1.5 (+1)	1,308 (+13%)	6mo	$173,000	$132	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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,733
• Equity at exit: $14,895

10-year hold

• IRR: 16.5%
• Equity multiple: 2.62×
• Total profit: $45,422
• Equity at exit: $8,638

Cash invested: $27,972 (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: 148
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$524
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $230

Break-even live

Break-even rent $993

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $287	-5% $259	+0% $230	+5% $202	+10% $174
Rent	-10% $129	-5% $180	+0% $230	+5% $281	+10% $332
Rate	-1.0pp $281	-0.5pp $256	base $230	+0.5pp $205	+1.0pp $178

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2270 Noble Rd Cleveland, OH	2.0	1.0	800	$850	$1.06	17d	1	0.22mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	24d	1	0.38mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	17d	1	0.38mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	17d	1	0.38mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	17d	1	0.42mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	11d	1	0.44mi
2004 Noble Rd Cleveland, OH	1.0	1.0	750	$950	$1.27	44d	1	0.44mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.44mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	0.46mi
16025 Nelacrest Rd Cleveland, OH	1.0	1.0	860	$600	$0.70	44d	1	0.54mi
2481 Noble Rd Cleveland, OH	1.0–2.0	1.0	785	$950	$1.21	17d	5	0.55mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$932	$0.93	2d	39	0.64mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	0.70mi
1885 N Taylor Rd Unit 404 Cleveland, OH	1.0	1.0	725	$650	$0.90	44d	1	0.85mi
1867 N Taylor Rd Apt 309 Cleveland, OH	2.0	1.0	850	$700	$0.82	44d	1	0.86mi
2657 Noble Rd Cleveland, OH	2.0	1.0	850	$975	$1.15	20d	1	0.92mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	0.94mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	44d	1	1.08mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	44d	1	1.10mi
1801 Stanwood Rd Unit 13 East Cleveland, OH	2.0	1.0	800	$900	$1.12	44d	1	1.14mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	3d	1	1.17mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	24d	1	1.26mi
14835 Euclid Ave Cleveland, OH	1.0–2.0	1.0	712	$850	$1.19	44d	12	1.29mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	2d	1	1.29mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	24d	1	1.30mi
18231 Euclid Ave Cleveland, OH	1.0–2.0	1.0	767	$1,818	$2.37	2d	1	1.31mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	24d	1	1.31mi
500 Severance Place Ln Cleveland Heights, OH	1.0	1.0	1150	$1,575	$1.37	24d	2	1.33mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	2d	26	1.39mi
1348 Brookline Rd Cleveland Heights, OH	1.0	1.0	720	$875	$1.22	24d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $99,900 Active 6 DOM
2. 2026-06-17
   days on market $99,900 Active 5 DOM
3. 2026-06-16
   days on market $99,900 Active 4 DOM
4. 2026-06-15
   days on market $99,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $99,900 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: $2,627 · $219/mo
• Projected year-2 tax: $2,627 · $219/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 · 14 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: $15,416
• − Mortgage interest: −$5,596
• − Property taxes: −$2,627
• − Insurance: −$500
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,906
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,448/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

+149.8% since first listed

31 events — show timeline

• 2026-06-12 Listed $99,900 MLSNOW
• 2021-12-09 Sold (Public Records) $86,500 Public Records
• 2021-12-08 Sold (MLS) $86,500 MLSNOW
• 2021-11-18 Pending — MLSNOW
• 2021-08-31 Listed $89,900 MLSNOW
• 2020-02-11 Listing Removed — MLSNOW
• 2019-09-10 Price Changed $65,000 MLSNOW
• 2019-09-10 Listed $74,900 MLSNOW
• 2015-03-23 Sold (MLS) $32,000 MLSNOW
• 2015-03-08 Pending — MLSNOW
• 2015-03-04 Listed — MLSNOW
• 2008-04-08 Listing Removed — MLSNOW
• 2007-12-20 Listed $90,000 MLSNOW
• 2007-12-04 Listing Removed — MLSNOW
• 2007-12-04 Listing Removed — MLSNOW
• 2007-10-11 Listed $90,000 MLSNOW
• 2007-06-05 Listed $95,000 MLSNOW
• 2007-06-02 Listing Removed — MLSNOW
• 2006-12-07 Listed $104,771 MLSNOW
• 2002-04-18 Sold (Public Records) $85,500 Public Records
• 2002-04-18 Sold (MLS) $85,500 MLSNOW
• 2002-01-17 Listed $87,900 MLSNOW
• 1999-08-31 Sold (Public Records) $71,000 Public Records
• 1999-08-31 Sold (MLS) $71,000 MLSNOW
• 1999-07-08 Listed $75,000 MLSNOW
• 1995-09-08 Sold (MLS) $62,500 MLSNOW
• 1995-09-01 Sold (Public Records) $62,500 Public Records
• 1995-09-01 Listing Removed — MLSNOW
• 1994-10-06 Listed $65,000 MLSNOW
• 1988-02-01 Sold (Public Records) $51,000 Public Records
• 1981-04-08 Sold (Public Records) $40,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,627 · -2.0% YoY. Source: county tax records.