2313 Grandview Ave · Cleveland Heights, OH 44106

$379,900

5 bd · 3.0 ba · 2,488 sqft · MultiFamily public records · 4 Days on market

Built 1920 5,519 sqft lot Est $269k · 41% over

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Why this score? — see what drove the F 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 +12.4/30.0
• 1% rule +5.1/10.0
• Livability +4.5/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Remodeled 3-Family in fantastic location, just minutes from hospitals and universities. First and second floor suites have CENTRAL AC, in-suite laundry, beautiful kitchens with granite, breakfast bars, exposed brick. .. Second floor suite has a very large private sundeck. Third floor has a washer and dryer in the basement. Plenty of parking. All appliances, including the Viking stove, stay. Seller to deliver property POS-compliant and to replace deteriorated exterior wood pieces.

Key facts

• Rebuilt balcony
• Viking range
• Replaced roof

Tags

• DETACHED 3-CAR GARAGE
• VIKING RANGE
• COMPLETELY RENOVATED 3RD FLOOR
• REPLACED ROOF
• REBUILT FRONT PORCH
• REBUILT BALCONY

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: 3 stories
• Construction: Built per public records; Wood siding; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.1267 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Window units; Forced-air heating; Gas heating
• Interior features: Updated/remodeled condition; Full basement
• Laundry & utility: Washer; Dryer; Laundry in unit; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $-64 ($-769/yr) — negative. Per door: $-21/mo.
• To cash-flow at today's rent, offer at most $369k (3.0% below list).
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.3% 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 (+4.2%/yr); 34 active listings in the ZIP; 7 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 $3,851/mo this rent would consume 107% of the median local household income ($43k/yr) (locally 2268% 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 $3k of loan paydown is wiped out by about $11k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $310k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $368,578 (3.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $268,704
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Bellfield Ave	0.09mi	5/3.0	2,358 (-5%)	1mo	$255,000	$108	86
2290-2292 S Overlook Rd	0.24mi	5/3.5	2,356 (-5%)	9mo	$325,000	$138	70
2549 Kendall Rd	0.50mi	4/2.0 (-1)	2,335 (-6%)	6mo	$169,900	$73	52
2564 Cheshire Rd	0.53mi	6/2.0 (+1)	2,524 (+1%)	18mo	$181,000	$72	49

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-60,504
• Equity at exit: $56,644

10-year hold

• IRR: -4.9%
• Equity multiple: 0.66×
• Total profit: $-36,378
• Equity at exit: $32,847

Cash invested: $106,372 (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 44106

• Rents YoY: 4.2%
• Active inventory: 34
• Price-to-rent: 24.7×

Monthly cashflow live

• Estimated rent: $3,851 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$956 /mo · $11,470/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $-64

Break-even live

Break-even rent $3,932

Max offer price $368,578

Occupancy floor 97%

Sensitivity live

Price	-10% $151	-5% $43	+0% $-64	+5% $-172	+10% $-279
Rent	-10% $-368	-5% $-216	+0% $-64	+5% $88	+10% $240
Rate	-1.0pp $127	-0.5pp $33	base $-64	+0.5pp $-163	+1.0pp $-263

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,852
Total (3 units)			$3,851

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2280 Grandview Ave Cleveland, OH	5.0	1.5	2500	$2,000	$0.80	8d	1	0.10mi
2226 Bellfield Ave Cleveland, OH	6.0	2.5	1940	$650	$0.34	15d	1	0.22mi
2460 Euclid Heights Blvd Cleveland, OH	5.0	2.0	2216	$600	$0.27	17d	1	0.50mi
2501 Euclid Heights Blvd Cleveland, OH	6.0	5.0	3000	$3,600	$1.20	17d	1	0.61mi
12908 Cedar Rd Cleveland, OH	5.0	1.5	1650	$2,600	$1.58	21d	1	0.97mi
13108 Cedar Rd Cleveland, OH	4.0	2.0	2116	$1,500	$0.71	24d	1	1.33mi
13108 Cedar Rd Unit 13108 Cleveland Heights, OH	4.0	2.0	2116	$1,450	$0.69	24d	1	1.33mi

Listing history 3 events

1. 2026-06-21
   days on market $379,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $379,900 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: $11,470 · $956/mo
• Projected year-2 tax: $11,470 · $956/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 ≥95°F today · 15 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: $46,212
• − Mortgage interest: −$21,280
• − Property taxes: −$11,470
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,697
• − Management: −$3,697
• − Depreciation: −$11,052
• Taxable loss: −$6,884
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $883/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): 25,120
• Household income: $43,170
• Rent vs Own: 76.3% rent · 23.7% own
• Severe rent burden: 2268.0

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 0.67)
• Race & ethnicity: Black 41% White 39% Asian 11% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 1% Italian 1%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 82% English-only · Spanish 3% Other Indo-European 3% Chinese 3%

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: ▼ -133.63%
• Current HPI: 117.6949
• Rent YoY: ▲ 4.22%
• 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

+1281.5% since first listed

17 events — show timeline

• 2026-06-17 Listed $379,900 MLSNOW
• 2025-06-02 Rental Removed $1,300 BUILDIUM
• 2025-05-20 Listed for Rent $1,300 BUILDIUM
• 2024-08-07 Rental Removed $1,300 BUILDIUM
• 2024-07-24 Listed for Rent $1,300 BUILDIUM
• 2023-11-19 Rental Removed $1,300 BUILDIUM
• 2023-10-25 Listed for Rent $1,300 BUILDIUM
• 2021-04-20 Sold (Public Records) $309,900 Public Records
• 2021-04-14 Sold (MLS) $309,900 MLSNOW
• 2021-03-10 Contingent — MLSNOW
• 2021-03-09 Relisted — MLSNOW
• 2021-02-10 Contingent — MLSNOW
• 2021-02-06 Listed $309,900 MLSNOW
• 2004-05-11 Sold (Public Records) $155,000 Public Records
• 2004-05-11 Sold (MLS) $155,000 MLSNOW
• 2004-03-24 Listed $159,999 MLSNOW
• 1976-07-01 Sold (Public Records) $27,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $11,470 · -2.1% YoY. Source: county tax records.