3975 Ellendale Rd · Moreland Hills, OH 44022

$425,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 16 Days on market

Built 1944 0.46 ac lot Est $349k · 22% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MId-Century home ready for remodeling and a new owner's touch. Almost an acre of land in an excellent location just waiting for redevelopment. New septic system up to code has never been used.

Key facts

• First floor laundry
• Half an acre
• New roof

Tags

• HALF AN ACRE
• COMPLETELY REMODELED INTERIOR
• FIRST FLOOR PRIMARY SUITE
• FIRST FLOOR LAUNDRY
• FINISHED WALKOUT BASEMENT
• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank
• Home design: Two-story house; Updated/remodeled condition
• Construction: Aluminum siding and brick exterior; Asphalt/fiberglass roof; Block foundation; Built as recorded in public records
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Kitchen island; Granite counters
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Forced-air heating (gas); Central air conditioning
• Interior features: Double pane windows; Granite counters; Kitchen island; Full basement with partial finish and walk-out access; Living room fireplace
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 1.2% in Moreland Hills — 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 64/100 on livability (#788 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Orange City (suburban): math 76% / reading 83% proficiency, ranked #32 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $6,507/mo this rent would consume 51% of the median local household income ($152k/yr) — 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 $13k 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 + 3.0% rent growth), your $119k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 10 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 $98k; list at $425k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $418,625 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $348,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3960 Ellendale Rd	0.05mi	3/2.0	1,440 (-6%)	9mo	$451,000	$313	78
3809 Wiltshire Rd	0.33mi	4/2.0 (+1)	1,638 (+7%)	8mo	$365,000	$223	60
3820 Ellendale Rd	0.27mi	4/2.0 (+1)	1,452 (-6%)	23mo	$329,000	$227	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $82,172
• Equity at exit: $63,369

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $266,029
• Equity at exit: $36,746

Cash invested: $119,000 (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 44022

• Active inventory: 124
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $6,507 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$363 /mo · $4,358/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,366
• Net cashflow: $2,372

Break-even live

Break-even rent $3,505

Max offer price $425,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,612	-5% $2,492	+0% $2,372	+5% $2,251	+10% $2,131
Rent	-10% $1,858	-5% $2,115	+0% $2,372	+5% $2,629	+10% $2,886
Rate	-1.0pp $2,586	-0.5pp $2,480	base $2,372	+0.5pp $2,261	+1.0pp $2,149

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3815 Ellendale Rd Unit 1496074P Moreland Hills, OH	3.0	1.0	1280	$6,507	$5.08	2d	1	0.33mi

Listing history 10 events

1. 2026-06-21
   days on market $425,000 Active 16 DOM
2. 2026-06-18
   days on market $425,000 Active 13 DOM
3. 2026-06-17
   days on market $425,000 Active 12 DOM
4. 2026-06-16
   days on market $425,000 Active 11 DOM
5. 2026-06-15
   days on market $425,000 Active 10 DOM
6. 2026-06-13
   days on market $425,000 Active 8 DOM
7. 2026-06-09
   days on market $425,000 Active 4 DOM
8. 2026-06-08
   days on market $425,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $425,000 Active 2 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: $4,358 · $363/mo
• Projected year-2 tax: $5,494 · $458/mo
• Expected delta: +$1,136/yr (+$95/mo · 26.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,084
• − Mortgage interest: −$23,807
• − Property taxes: −$4,358
• − Insurance: −$2,125
• − Repairs & maintenance: −$6,247
• − Management: −$6,247
• − Depreciation: −$12,364
• Taxable income: $22,938
• Est. tax owed @ 24.0%: −$5,505
• After-tax cash flow: $22,954/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: Orange City
• NCES district ID: 3910016
• Math proficiency: 76% ▼ -11.00%
• Reading proficiency: 83% ▼ -6.00%
• Median HH income: $114,295
• Composite: 73.37/100
• National rank: #182
• State rank: #32 of 656 in OH

Livability — Moreland Hills

• Score: 64/100
• State rank: #788
• US rank: #14310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moreland Hills, OH
• County: Cuyahoga · 1,045,444 people
• Metro: Cleveland, OH
• Population (ZIP): 16,559
• Household income: $152,213
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 13.7

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: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Spanish 2% 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: ▼ -336.08%
• Current HPI: 205.3055
• Rent YoY: —
• Metro: —
• 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

+129.7% since first listed

27 events — show timeline

• 2026-06-05 Listed $425,000 MLSNOW
• 2020-12-02 Listing Removed — MLSNOW
• 2020-12-02 Pending — MLSNOW
• 2020-11-06 Contingent — MLSNOW
• 2020-10-26 Price Changed $149,500 MLSNOW
• 2020-09-22 Price Changed $155,000 MLSNOW
• 2020-09-01 Relisted — MLSNOW
• 2020-09-01 Price Changed $157,900 MLSNOW
• 2020-08-29 Contingent — MLSNOW
• 2020-08-24 Listed $159,900 MLSNOW
• 2016-10-14 Sold (Public Records) $98,000 Public Records
• 2016-10-14 Sold (MLS) $98,000 MLSNOW
• 2016-10-13 Pending — MLSNOW
• 2016-10-02 Contingent — MLSNOW
• 2016-10-01 Listing Removed — MLSNOW
• 2016-09-28 Listed $110,000 MLSNOW
• 2016-09-28 Listed $110,000 MLSNOW
• 2016-01-18 Listing Removed — MLSNOW
• 2015-12-31 Listing Removed — MLSNOW
• 2015-07-23 Relisted — MLSNOW
• 2015-07-23 Relisted — MLSNOW
• 2015-07-21 Listing Removed — MLSNOW
• 2015-07-21 Listing Removed — MLSNOW
• 2015-07-18 Listed $125,000 MLSNOW
• 2015-07-18 Listed $125,000 MLSNOW
• 2005-02-13 Listing Removed — MLSNOW
• 2004-08-13 Listed $185,000 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $4,358 · -0.1% YoY. Source: county tax records.