25600 Zeman Ave · Euclid, OH 44132

$119,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 3 Days on market

Built 1948 5,623 sqft lot Est $161k · 26% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained property, a rare find in this price range on a quiet, tree-lined street. Lovingly cared for by the same family for decades, this home offers solid, well-preserved mechanicals and major updates, including central heating and air conditioning and a roof approximately 10 years old. The first floor features a spacious living room filled with natural light, two convenient main-floor bedrooms, and an open eat-in kitchen perfect for everyday living and entertaining. Upstairs, you’ll find a large open-concept space ideal for a spacious primary suite with a sitting area, home office, playroom, or whatever best fits your family’s needs. The lower level

Key facts

• Tree lined street
• Natural light
• Major updates

Tags

• WELL MAINTAINED PROPERTY
• TREE LINED STREET
• SOLID MECHANICALS
• MAJOR UPDATES
• SPACIOUS LIVING ROOM
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.6% vs local median 6.8% in 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 77/100 on livability (#204 in OH, #3,149 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, commute F, employment D-.
• Euclid City (suburban): math 14% / reading 28% proficiency, ranked #625 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+15.5%/yr); 39 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $120k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1948 — 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: 1.21% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25401 Farringdon Ave	0.06mi	3/1.0 (+1)	1,152 (0%)	0mo	$186,000	$161	92
25731 Zeman Ave	0.05mi	3/1.5 (+1)	1,155 (+0%)	2mo	$161,900	$140	89
515 E 250th St	0.22mi	3/1.0 (+1)	1,128 (-2%)	2mo	$125,000	$111	79
24891 Zeman Ave	0.24mi	3/1.0 (+1)	1,246 (+8%)	2mo	$155,000	$124	68
571 E 260th St	0.14mi	3/1.5 (+1)	1,283 (+11%)	1mo	$155,000	$121	67
795 E 260th St	0.42mi	3/1.5 (+1)	1,194 (+4%)	2mo	$183,000	$153	66
24791 Drakefield Ave	0.29mi	3/2.0 (+1)	1,218 (+6%)	2mo	$202,500	$166	66
328 E 238th St	0.58mi	3/1.0 (+1)	1,178 (+2%)	2mo	$133,000	$113	63
26361 Elinore Ave	0.37mi	3/1.5 (+1)	1,037 (-10%)	1mo	$190,000	$183	59
24251 Puritan Rd	0.63mi	3/1.0 (+1)	1,200 (+4%)	1mo	$132,000	$110	58
599 E 250th St	0.34mi	3/1.5 (+1)	1,316 (+14%)	1mo	$154,500	$117	53
411 E 270th St	0.62mi	3/1.0 (+1)	1,245 (+8%)	2mo	$207,500	$167	51

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,965
• Equity at exit: $17,877

10-year hold

• IRR: 16.4%
• Equity multiple: 2.69×
• Total profit: $56,585
• Equity at exit: $10,367

Cash invested: $33,572 (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 44132

• Home prices YoY: -16.9%
• Rents YoY: 15.5%
• Active inventory: 39
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$629
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $230

Break-even live

Break-even rent $1,156

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $298	-5% $264	+0% $230	+5% $196	+10% $162
Rent	-10% $116	-5% $173	+0% $230	+5% $288	+10% $345
Rate	-1.0pp $291	-0.5pp $261	base $230	+0.5pp $199	+1.0pp $168

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25301 Shoreview Ave Euclid, OH	3.0	2.0	1131	$1,849	$1.63	15d	1	0.15mi
25301 Shoreview Ave Euclid, OH	3.0	2.0	1131	$1,499	$1.33	2d	1	0.15mi
611 E 260th St Euclid, OH	3.0	1.0	875	$1,595	$1.82	44d	1	0.17mi
26351 Farringdon Ave Euclid, OH	3.0	1.0	1257	$1,495	$1.19	2d	1	0.24mi
26230 Briardale Ave Euclid, OH	3.0	2.0	1290	$1,600	$1.24	2d	1	0.31mi
368 E 248th St Euclid, OH	3.0	1.0	1440	$1,395	$0.97	44d	1	0.32mi
300 E 246th St Euclid, OH	3.0	1.0	1116	$1,864	$1.67	44d	1	0.39mi
26900 Forestview Ave Euclid, OH	3.0	1.0	1098	$1,450	$1.32	2d	1	0.47mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	21d	3	0.47mi
24570 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0	925	$1,200	$1.30	44d	1	0.48mi
25311 Lakeshore Blvd Unit C14 Euclid, OH	2.0	1.0	925	$995	$1.08	44d	1	0.51mi
25401 Lakeshore Blvd Unit D5 Euclid, OH	1.0	1.0	775	$875	$1.13	44d	1	0.52mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	2d	10	0.53mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$1,075	$1.68	4d	8	0.55mi
25601 Lakeshore Blvd Unit F9 Euclid, OH	1.0	1.0	775	$895	$1.15	20d	1	0.56mi
25701 Lakeshore Blvd Unit 1205 Euclid, OH	1.0	1.0	748	$1,040	$1.39	44d	1	0.57mi
25611 Lakeshore Blvd Unit F11 Euclid, OH	2.0	1.0	925	$995	$1.08	44d	1	0.58mi
245 E 262nd St Euclid, OH	3.0	2.0	1226	$1,840	$1.50	2d	1	0.63mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$972	$1.14	2d	7	0.64mi
101 E 238th St Euclid, OH	2.0	1.0	959	$1,400	$1.46	15d	1	0.67mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	0.69mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	15d	1	0.77mi
27471 Forestview Ave Euclid, OH	3.0	1.0	1282	$1,495	$1.17	44d	1	0.78mi
26611 Lakeshore Blvd Unit UP Euclid, OH	3.0	2.0	1400	$1,275	$0.91	20d	1	0.80mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	44d	1	0.81mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	44d	1	0.87mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	2d	1	0.97mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	13d	1	1.04mi
27701 Mills Ave Unit 2E Euclid, OH	2.0	1.5	1176	$1,275	$1.08	44d	1	1.06mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	44d	1	1.08mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	44d	1	1.25mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	2d	1	1.31mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	44d	1	1.34mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	24d	1	1.36mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	8d	1	1.37mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	21d	1	1.37mi
26660 Tungsten Rd Apt 102 Euclid, OH	1.0	1.0	750	$1,095	$1.46	4d	1	1.38mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	4d	1	1.38mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	8d	1	1.38mi
26640 Tungsten Rd Euclid, OH	2.0	1.0	779	$1,100	$1.41	44d	1	1.40mi

Listing history 2 events

1. 2026-05-21
   listed $119,900 Active
2. 1970-06-01
   soldstatus $21,000

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,368
• − Mortgage interest: −$6,716
• − Property taxes: −$2,812
• − Insurance: −$600
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,488
• Taxable income: $974
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,531/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: Euclid City
• NCES district ID: 3904395
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $36,385
• Composite: 17.39/100
• National rank: #9067
• State rank: #625 of 656 in OH

Livability — Euclid

• Score: 77/100
• State rank: #204
• US rank: #3149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 41,855
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 14,633
• Household income: $47,969
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1297.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 1% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -41.89%
• Current HPI: 206.0583
• Rent YoY: ▲ 15.49%
• 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

+471.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $119,900 MLSNOW
• 1970-06-01 Sold (Public Records) $21,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,812 · -3.1% YoY. Source: county tax records.