1011 Yellowstone Rd · Cleveland Heights, OH 44121

$135,000

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 38 Days on market

Built 1936 0.46 ac lot Est $139k · at est.

---

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 +18.8/30.0
• ARV discount +8.9/15.0
• 1% rule +7.3/10.0
• DSCR +5.9/10.0
• 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

Inveestor Delight! Good Location, Next Door To Monticello Middle School. Present All Offers!!!!!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1936

Property features AI

Exterior

• Parking: Detached garage and driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Faces northwest
• Construction: Built with aluminum siding; Asphalt/fiberglass roof; Block foundation; Year built per public records
• Exterior features: Property has a view

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Bedrooms on second level (multiple)
• Flooring: Hardwood flooring in living room, dining room and multiple bedrooms; Ceramic tile in second-level bathroom
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Has basement; Has fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $933 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (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 1936 — 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. 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?
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: 1.23% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $139,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
994 Yellowstone Ave	0.04mi	3/2.0	1,190 (+1%)	2mo	$140,000	$118	91
2400 Noble Rd	0.07mi	4/1.0 (+1)	1,220 (+3%)	3mo	$139,900	$115	83
3639 Randolph Rd	0.25mi	3/1.0	1,248 (+6%)	2mo	$130,000	$104	77
952 Elbon Rd	0.24mi	3/2.0	1,222 (+4%)	2mo	$162,000	$133	77
953 Whitby Rd	0.41mi	2/1.5 (-1)	1,188 (+1%)	3mo	$145,000	$122	71
3513 Boynton Rd	0.42mi	3/3.0	1,178 (-0%)	2mo	$268,900	$228	70
3570 Randolph Rd	0.34mi	3/1.0	1,286 (+9%)	1mo	$147,500	$115	68
1004 Woodview Rd	0.30mi	3/1.0	1,309 (+11%)	1mo	$91,000	$70	67
3752 Wallingford Rd	0.49mi	3/1.5	1,314 (+11%)	1mo	$190,000	$145	55
965 Whitby Rd	0.41mi	3/1.0	1,355 (+15%)	2mo	$120,000	$89	55
1090 Hillstone Rd	0.63mi	4/1.5 (+1)	1,309 (+11%)	2mo	$185,000	$141	44
945 Dresden Rd	0.71mi	3/1.0	1,344 (+14%)	3mo	$85,000	$63	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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-6,446
• Equity at exit: $20,129

10-year hold

• IRR: 10.1%
• Equity multiple: 1.95×
• Total profit: $35,765
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$708
• Tax from tax record: −$410 /mo · $4,917/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $135

Break-even live

Break-even rent $1,486

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.06mi
2481 Noble Rd Cleveland, OH	1.0–2.0	1.0	785	$950	$1.21	16d	5	0.17mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	0.21mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.22mi
2270 Noble Rd Cleveland, OH	2.0	1.0	800	$850	$1.06	16d	1	0.30mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	0.34mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.37mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	0.37mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	23d	1	0.43mi
2657 Noble Rd Cleveland, OH	2.0	1.0	850	$975	$1.15	19d	1	0.47mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.49mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.51mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.54mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	0.61mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	16d	1	0.62mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	0.66mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	0.69mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	0.72mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	1d	1	0.81mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	23d	1	0.81mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	23d	1	0.84mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	0.94mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	1.03mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	1.04mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	1.08mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	1d	1	1.12mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	1.15mi
1867 N Taylor Rd Apt 309 Cleveland, OH	2.0	1.0	850	$700	$0.82	43d	1	1.17mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	43d	1	1.19mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	2d	18	1.19mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	16d	1	1.26mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	1.26mi
1801 Stanwood Rd Unit 13 East Cleveland, OH	2.0	1.0	800	$900	$1.12	43d	1	1.39mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	43d	1	1.43mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	43d	1	1.44mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	1.47mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	1.48mi

Listing history 20 events

1. 2026-06-05
   statusdays on market $135,000 Pending 38 DOM
2. 2026-06-03
   days on market $135,000 Active 37 DOM
3. 2026-06-02
   days on market $135,000 Active 36 DOM
4. 2026-06-01
   days on market $135,000 Active 35 DOM
5. 2026-05-31
   days on market $135,000 Active 34 DOM
6. 2026-04-23
   listed $135,000 Active
7. 2017-08-31
   soldstatus $59,900
8. 2007-06-30
   historical
9. 2007-01-31
   listed $129,000
10. 2006-09-13
    soldstatus $66,210
11. 2003-10-07
    soldstatus $83,800 97-char remark

    Show marketing remark (97 chars)

    Inveestor Delight! Good Location, Next Door To Monticello Middle School. Present All Offers!!!!!

12. 2003-10-07
    soldstatus $83,800

    Show marketing remark (97 chars)

    Inveestor Delight! Good Location, Next Door To Monticello Middle School. Present All Offers!!!!!

13. 2003-07-03
    listed $79,000 97-char remark

    Show marketing remark (97 chars)

    Inveestor Delight! Good Location, Next Door To Monticello Middle School. Present All Offers!!!!!

14. 1994-08-28
    historical
15. 1994-06-20
    historical
16. 1994-03-17
    listed $82,900
17. 1994-02-25
    listed $84,900
18. 1991-08-26
    soldstatus $65,500
19. 1991-06-10
    historical
20. 1990-11-30
    listed $66,000

ⓘ 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: $4,917 · $410/mo
• Projected year-2 tax: $4,917 · $410/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,881
• − Mortgage interest: −$7,562
• − Property taxes: −$4,917
• − Insurance: −$675
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$3,927
• Taxable loss: −$381
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,710/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

+104.5% since first listed

15 events — show timeline

• 2026-04-23 Listed $135,000 MLSNOW
• 2017-08-31 Sold (Public Records) $59,900 Public Records
• 2007-06-30 Listing Removed — MLSNOW
• 2007-01-31 Listed $129,000 MLSNOW
• 2006-09-13 Sold (Public Records) $66,210 Public Records
• 2003-10-07 Sold (Public Records) $83,800 Public Records
• 2003-10-07 Sold (MLS) $83,800 MLSNOW
• 2003-07-03 Listed $79,000 MLSNOW
• 1994-08-28 Listing Removed — MLSNOW
• 1994-06-20 Listing Removed — MLSNOW
• 1994-03-17 Listed $82,900 MLSNOW
• 1994-02-25 Listed $84,900 MLSNOW
• 1991-08-26 Sold (Public Records) $65,500 Public Records
• 1991-06-10 Listing Removed — MLSNOW
• 1990-11-30 Listed $66,000 MLSNOW

Property tax history

+8.6%/yr

Latest (2025): $4,917 · -1.7% YoY. Source: county tax records.