3760 Colony Rd · South Euclid, OH 44118

$159,900

3 bd · 1.0 ba · 1,537 sqft · SingleFamily public records · 2 Days on market

Built 1950 6,098 sqft lot Est $247k · 35% 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).

• Cash flow +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.4/10.0
• Livability +4.4/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great deal, great location! Brick single family home in South Euclid with 3 spacious bedrooms, spacious living room with a fireplace, and a single attached garage. Close to shoppings, schools, and transportation. Owner Occ. Buyers & Agents must sign OwnerOccupant Certificate found in MLS Attachment in order to make offer. This is a Fannie Mae HomePath property.

Key facts

• Attached garage
• Full basement
• Formal dining area

Tags

• ATTACHED GARAGE
• FULL BASEMENT
• WASHER AND DRYER HOOK UPS
• LARGE BACK AND SIDE YARD
• EAT-IN KITCHEN
• FORMAL DINING AREA

Property features AI

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer
• Home design: Two-story home; Block foundation; Brick construction; Asphalt fiberglass roof
• Construction: Built (year per public records); Brick exterior; Block foundation; Asphalt/fiberglass roof
• Exterior features: Enclosed patio and porch; Porch; Partial fencing; Lot roughly 56 x 112

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air gas heating
• Interior features: Full, partially finished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.2% vs local median 5.9% in South Euclid — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing 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.
• 3 sale attempts since 34y 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 $19k; list at $160k implies a 737% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1950 — 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 B-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: 1.11% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $247,457
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3733 E Antisdale Rd	0.24mi	3/1.5	1,582 (+3%)	1mo	$155,000	$98	81
3697 Washington Blvd	0.11mi	3/1.5	1,662 (+8%)	0mo	$261,000	$157	79
3750 Bainbridge Rd	0.42mi	3/2.0	1,508 (-2%)	1mo	$259,900	$172	72
1936 Revere Rd	0.29mi	3/2.5	1,671 (+9%)	1mo	$251,500	$151	65
3638 Washington Blvd	0.24mi	4/3.0 (+1)	1,663 (+8%)	1mo	$200,000	$120	61
3409 Cedarbrook Rd	0.68mi	4/1.5 (+1)	1,521 (-1%)	0mo	$245,000	$161	59
2324 Scholl Rd	0.53mi	3/2.0	1,657 (+8%)	1mo	$298,000	$180	57
3407 Cedarbrook Rd	0.68mi	3/1.5	1,452 (-6%)	1mo	$205,000	$141	56
2353 Charney Rd	0.50mi	3/2.0	1,682 (+9%)	1mo	$375,000	$223	56
3484 Bainbridge Rd	0.67mi	3/1.5	1,631 (+6%)	0mo	$155,600	$95	56
3748 Berkeley Rd	0.48mi	4/2.5 (+1)	1,729 (+12%)	1mo	$282,000	$163	46
3711 Meadowbrook Blvd	0.70mi	3/2.5	1,396 (-9%)	1mo	$251,000	$180	45

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-13,503
• Equity at exit: $23,842

10-year hold

• IRR: 5.2%
• Equity multiple: 1.44×
• Total profit: $19,698
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$839
• Tax from tax record: −$382 /mo · $4,578/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $115

Break-even live

Break-even rent $1,629

Max offer price $159,900

Occupancy floor 89%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	17d	1	0.12mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	4d	1	0.22mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	23d	1	0.22mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	16d	1	0.23mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	16d	1	0.23mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	2d	1	0.25mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	0.27mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	2d	1	0.27mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	1d	1	0.31mi
2267 Edgerton Rd University Heights, OH	3.0	1.5	1958	$1,750	$0.89	16d	1	0.35mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	0.42mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	19d	1	0.43mi
3621 Silsby Rd Unit 1496056P University Heights, OH	4.0	2.5	1603	$7,927	$4.95	2d	1	0.43mi
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	1d	1	0.44mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	0.46mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	0.49mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	0.51mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	0.62mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	14d	1	0.62mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	1d	1	0.63mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	2d	1	0.67mi
3428 Superior Park Dr Cleveland Heights, OH	3.0	2.0	1704	$1,325	$0.78	21d	1	0.67mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	4d	1	0.73mi
2381 Warrensville Center Rd Unit UP University Heights, OH	2.0	1.0	1200	$1,400	$1.17	23d	1	0.74mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	23d	1	0.90mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	0.94mi
3982 Meadowbrook Blvd University Heights, OH	3.0	1.5	1650	$2,200	$1.33	1d	1	0.94mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	7d	1	0.94mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	0.95mi
3300 Dellwood Rd Cleveland, OH	3.0	1.0	1560	$1,585	$1.02	14d	1	0.98mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	43d	1	0.98mi
2539 Warrensville Center Rd Unit Down Cleveland, OH	3.0	2.0	1652	$2,400	$1.45	1d	1	0.99mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	2d	1	1.00mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	7d	1	1.01mi
3290 Desota Ave Cleveland, OH	4.0	1.0	1094	$1,325	$1.21	23d	1	1.02mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	1.04mi
2223 Lee Rd Cleveland, OH	2.0	1.0–2.0	1015	$2,850	$2.81	1d	60	1.07mi
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$2,240	$2.63	1d	19	1.15mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	1.16mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	1.17mi

Listing history 3 events

1. 2026-06-18
   days on market $159,900 Active 2 DOM
2. 2026-06-17
   remarks 476-char remark
3. 2026-06-17
   listed $159,900 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: $4,578 · $382/mo
• Projected year-2 tax: $4,578 · $382/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 3/10 Moderate 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: $21,290
• − Mortgage interest: −$8,957
• − Property taxes: −$4,578
• − Insurance: −$800
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,652
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,644/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 — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

Amenities A Commute A+ Cost of living A+ Crime B- Employment B Housing A+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• 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

+210.5% since first listed

11 events — show timeline

• 2026-06-16 Listed $159,900 MLSNOW
• 2015-05-26 Sold (MLS) $19,110 MLSNOW
• 2015-05-06 Pending — MLSNOW
• 2015-04-27 Contingent — MLSNOW
• 2015-04-10 Price Changed $19,900 MLSNOW
• 2015-03-04 Listed $24,000 MLSNOW
• 1992-06-12 Sold (Public Records) $67,500 Public Records
• 1992-06-12 Sold (MLS) $67,500 MLSNOW
• 1992-05-03 Listing Removed — MLSNOW
• 1992-03-03 Listed $72,900 MLSNOW
• 1980-10-03 Sold (Public Records) $51,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,578 · -4.6% YoY. Source: county tax records.