14322 Potomac Ave · East Cleveland, OH 44112

$28,500

4 bd · 2.0 ba · 1,818 sqft · MultiFamily public records · 21 Days on market

Built 1915 3,149 sqft lot Est $33k · 13% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +13.3/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A great find in E. Cleveland. 4 Bed, 2 Bath duplex that has been owned and occupied by the same owners for over 30 years. Currently used as a single family but could easily be converted back to a duplex.

Key facts

• Full renovation
• Endless potential
• 3,149 sq ft lot

Tags

• LARGE COVERED PORCHES
• GENEROUS LIVING SPACE
• FULL RENOVATION
• ENDLESS POTENTIAL

Property features AI

Finance

• Financial info: Annual tax noted (see listing for amount)

Exterior

• Parking: Asphalt driveway/parking
• Utilities: Public water; Public sewer; Public power available
• Home design: 2-story wood-sided home; Built year from public records
• Construction: Wood siding construction; Asphalt shingle roof; Concrete basement
• Exterior features: Asphalt parking surface; Lot recorded by assessor

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating present
• Interior features: Has basement with concrete construction; Total of 10 rooms; Property listed as fixer condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $28k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $28k (1.5% below list) — sets the bar for market timing.
• Cap rate 49.6% vs local median 17.4% in East Cleveland — 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 66/100 on livability (#650 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools F, crime F, employment F.
• East Cleveland City School District (suburban): math 4% / reading 17% proficiency, ranked #652 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 99 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,563/mo this rent would consume 65% of the median local household income ($29k/yr) (locally 1702% 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 $197 of loan paydown is wiped out by about $855 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 + 5.2% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $6k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $28k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,072 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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 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: 5.48% ✓
• Cap rate: 49.60%
• Cash-on-cash: 154.67%
• DSCR: 7.88
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $32,724
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14111 Savannah Ave	0.14mi	4/2.0	1,924 (+6%)	2mo	$34,000	$18	82
14810 Shaw Ave	0.28mi	4/2.0	1,698 (-7%)	6mo	$35,000	$21	70
14310 Potomac Ave	0.02mi	5/2.0 (+1)	1,982 (+9%)	12mo	$36,000	$18	69
13436 Hartford Rd	0.30mi	4/2.0	1,920 (+6%)	11mo	$89,500	$47	67
14119 Bardwell Ave	0.18mi	4/2.5	1,582 (-13%)	3mo	$9,975	$6	65
14004 Savannah Ave	0.17mi	4/2.0	1,996 (+10%)	13mo	$40,000	$20	65
13428 Hartford Rd	0.31mi	4/2.0	1,988 (+9%)	9mo	$34,000	$17	62
13500 Third Ave	0.45mi	4/2.0	2,090 (+15%)	16mo	$30,000	$14	40

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.07×
• Total profit: $64,390
• Equity at exit: $4,249

10-year hold

• IRR: —
• Equity multiple: 20.48×
• Total profit: $155,421
• Equity at exit: $2,464

Cash invested: $7,980 (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 44112

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$149
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $1,029

Break-even live

Break-even rent $261

Max offer price $28,500

Occupancy floor 29%

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: $7,125
• Closing costs: $855
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.11mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.60mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	0.70mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	0.89mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	0.89mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	0.97mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	0.97mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	1.04mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	21d	1	1.20mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	1.20mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	1.20mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	1.22mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	1.23mi
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	16d	1	1.24mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	1.28mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	43d	1	1.33mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	1.34mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	1.35mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	1.36mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	23d	1	1.44mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	23d	1	1.44mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	16d	1	1.47mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	1.47mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	1.48mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	23d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $28,500 Active 21 DOM
2. 2026-06-17
   days on market $28,500 Active 20 DOM
3. 2026-06-16
   days on market $28,500 Active 19 DOM
4. 2026-06-15
   days on market $28,500 Active 18 DOM
5. 2026-06-13
   days on market $28,500 Active 16 DOM
6. 2026-06-13
   days on market $28,500 Active 15 DOM
7. 2026-06-09
   days on market $28,500 Active 12 DOM
8. 2026-06-08
   pricedays on market $28,500 Active 11 DOM
9. 2026-06-07
   days on market $35,000 Active 10 DOM
10. 2026-06-05
    days on market $35,000 Active 7 DOM
11. 2026-06-03
    days on market $35,000 Active 6 DOM
12. 2026-06-02
    days on market $35,000 Active 5 DOM
13. 2026-06-01
    days on market $35,000 Active 4 DOM
14. 2026-05-31
    days on market $35,000 Active 3 DOM
15. 2026-05-28
    listed $35,000 Active
16. 2017-02-10
    soldstatus $10,000 Sold 203-char remark

    Show marketing remark (203 chars)

    A great find in E. Cleveland. 4 Bed, 2 Bath duplex that has been owned and occupied by the same owners for over 30 years. Currently used as a single family but could easily be converted back to a duplex.

17. 2016-12-19
    status Pending 203-char remark

    Show marketing remark (203 chars)

    A great find in E. Cleveland. 4 Bed, 2 Bath duplex that has been owned and occupied by the same owners for over 30 years. Currently used as a single family but could easily be converted back to a duplex.

18. 2016-11-08
    price $17,500 203-char remark

    Show marketing remark (203 chars)

    A great find in E. Cleveland. 4 Bed, 2 Bath duplex that has been owned and occupied by the same owners for over 30 years. Currently used as a single family but could easily be converted back to a duplex.

19. 2016-10-10
    listed $20,000 Active 203-char remark

    Show marketing remark (203 chars)

    A great find in E. Cleveland. 4 Bed, 2 Bath duplex that has been owned and occupied by the same owners for over 30 years. Currently used as a single family but could easily be converted back to a duplex.

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $534 · $44/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 ≥95°F today · 17 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: $18,750
• − Mortgage interest: −$1,596
• − Property taxes: −$534
• − Insurance: −$142
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$829
• Taxable income: $12,648
• Est. tax owed @ 24.0%: −$3,036
• After-tax cash flow: $9,307/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: East Cleveland City School District
• NCES district ID: 3904390
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 17% ▼ -13.00%
• Median HH income: $22,726
• Composite: 7.38/100
• National rank: #9954
• State rank: #652 of 656 in OH

Livability — East Cleveland

• Score: 66/100
• State rank: #650
• US rank: #11510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 17,848
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 17,848
• Household income: $28,799
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1702.0

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -115.61%
• Current HPI: 67.2162
• Rent YoY: ▲ 5.16%
• 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

+75.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $35,000 MLSNOW
• 2017-02-10 Sold (MLS) $10,000 MLSNOW
• 2016-12-19 Pending — MLSNOW
• 2016-11-08 Price Changed $17,500 MLSNOW
• 2016-10-10 Listed $20,000 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $534 · +0.0% YoY. Source: county tax records.