14172 Superior Rd · Cleveland Heights, OH 44118

$349,000

5 bd · 3.0 ba · 3,615 sqft · MultiFamily public records · 35 Days on market

Built 1930 6,046 sqft lot Est $286k · 22% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Large 3 family home. Great investment opportunity. 2 of 3 units occupied. Sold as is. Subject to a short sale, buyer to assume any outstanding violations. 24hr notice for showings is required.

Key facts

• Ductwork
• New roof on garage
• Large parking lot

Tags

• FULLY RENOVATED TRIPLEX
• PRIVATE ENTRANCES
• LARGE PARKING LOT
• NEW ROOF ON GARAGE
• UPDATED ELECTRICAL PANELS
• DUCTWORK

Property features AI

Finance

• Other: Single building property; Above-grade finished area approximately 3,615
• Financial info: Owner pays water and sewer

Exterior

• Parking: Detached garage; Driveway; Three garage spaces
• Utilities: Public water; Public sewer
• Home design: Three-story building
• Construction: Asphalt/fiberglass roof
• Exterior features: Partial fencing

Interior

• Kitchen: Range
• Bedrooms: One-bedroom unit on the 3rd floor; Three-bedroom unit on the 2nd floor; Three-bedroom unit on the 1st floor
• Bathrooms: Three full bathrooms (total for property); Each unit includes one bathroom
• Heating & cooling: Central air conditioning; Heating by baseboard and forced air (gas)
• Interior features: Full unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive. Per door: $158/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+5.7%/yr); 253 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,779/mo this rent would consume 58% of the median local household income ($78k/yr) (locally 1847% 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 35 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $232k; list at $349k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $285,585
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 Hillcrest Rd	0.09mi	6/2.0 (+1)	3,090 (-14%)	7mo	$245,000	$79	56
1612 Hillcrest Rd	0.10mi	4/2.0 (-1)	3,078 (-15%)	20mo	$176,000	$57	45
3239 Sycamore Rd	0.53mi	6/2.0 (+1)	3,275 (-9%)	12mo	$277,000	$85	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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-15,638
• Equity at exit: $52,037

10-year hold

• IRR: 8.5%
• Equity multiple: 1.73×
• Total profit: $71,546
• Equity at exit: $30,175

Cash invested: $97,720 (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: 23.1×

Monthly cashflow live

• Estimated rent: $3,779 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$535 /mo · $6,417/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $475

Break-even live

Break-even rent $3,178

Max offer price $349,000

Occupancy floor 82%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,780
Total (3 units)			$3,779

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 Desota Ave Cleveland, OH	5.0	2.0	2540	$2,031	$0.80	7d	1	0.82mi
2501 Euclid Heights Blvd Cleveland, OH	6.0	5.0	3000	$3,600	$1.20	16d	1	1.18mi

Listing history 41 events

1. 2026-06-18
   days on market $349,000 Active 35 DOM
2. 2026-06-17
   days on market $349,000 Active 34 DOM
3. 2026-06-16
   days on market $349,000 Active 33 DOM
4. 2026-06-15
   days on market $349,000 Active 32 DOM
5. 2026-06-13
   days on market $349,000 Active 30 DOM
6. 2026-06-09
   days on market $349,000 Active 26 DOM
7. 2026-06-08
   days on market $349,000 Active 25 DOM
8. 2026-06-07
   days on market $349,000 Active 24 DOM
9. 2026-06-05
   days on market $349,000 Active 21 DOM
10. 2026-06-03
    days on market $349,000 Active 20 DOM
11. 2026-06-02
    days on market $349,000 Active 19 DOM
12. 2026-06-01
    days on market $349,000 Active 18 DOM
13. 2026-05-31
    price $349,000 Active 17 DOM
14. 2026-05-31
    days on market $352,000 Active 17 DOM
15. 2026-05-14
    listed $352,000 Active
16. 2025-02-12
    soldstatus $232,500
17. 2024-08-30
    historical
18. 2024-08-05
    historical $900
19. 2024-07-26
    listed $900
20. 2024-07-10
    price $239,950
21. 2024-06-18
    status Active
22. 2024-06-13
    historical Contingent
23. 2024-06-08
    price $245,000
24. 2024-04-09
    status Active
25. 2024-04-03
    historical Contingent
26. 2024-03-22
    listed $250,000 Active
27. 2023-10-10
    soldstatus $1,367,500
28. 2021-03-25
    soldstatus $150,000
29. 2013-06-14
    soldstatus $65,000 192-char remark

    Show marketing remark (192 chars)

    Large 3 family home. Great investment opportunity. 2 of 3 units occupied. Sold as is. Subject to a short sale, buyer to assume any outstanding violations. 24hr notice for showings is required.

30. 2013-06-14
    soldstatus $41,835

    Show marketing remark (192 chars)

    Large 3 family home. Great investment opportunity. 2 of 3 units occupied. Sold as is. Subject to a short sale, buyer to assume any outstanding violations. 24hr notice for showings is required.

31. 2012-11-27
    listed $75,000 192-char remark

    Show marketing remark (192 chars)

    Large 3 family home. Great investment opportunity. 2 of 3 units occupied. Sold as is. Subject to a short sale, buyer to assume any outstanding violations. 24hr notice for showings is required.

32. 2012-11-20
    historical
33. 2012-10-05
    listed $75,000
34. 2010-08-04
    historical
35. 2010-06-09
    listed $127,000
36. 2010-02-22
    historical
37. 2008-11-25
    listed $139,900
38. 2007-10-14
    historical
39. 2007-03-14
    listed $159,000
40. 2005-06-01
    soldstatus $155,000
41. 1993-02-04
    soldstatus $75,000

ⓘ 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: $6,417 · $535/mo
• Projected year-2 tax: $6,417 · $535/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: $45,348
• − Mortgage interest: −$19,549
• − Property taxes: −$6,417
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,628
• − Management: −$3,628
• − Depreciation: −$10,153
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $5,646/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): 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

+369.3% since first listed

27 events — show timeline

• 2026-05-14 Listed $352,000 MLSNOW
• 2025-02-12 Sold (Public Records) $232,500 Public Records
• 2024-08-30 Listing Removed — MLSNOW
• 2024-08-05 Rental Removed $900 APPFOLIO
• 2024-07-26 Listed for Rent $900 APPFOLIO
• 2024-07-10 Price Changed $239,950 MLSNOW
• 2024-06-18 Relisted — MLSNOW
• 2024-06-13 Contingent — MLSNOW
• 2024-06-08 Price Changed $245,000 MLSNOW
• 2024-04-09 Relisted — MLSNOW
• 2024-04-03 Contingent — MLSNOW
• 2024-03-22 Listed $250,000 MLSNOW
• 2023-10-10 Sold (Public Records) $1,367,500 Public Records
• 2021-03-25 Sold (Public Records) $150,000 Public Records
• 2013-06-14 Sold (Public Records) $41,835 Public Records
• 2013-06-14 Sold (MLS) $65,000 MLSNOW
• 2012-11-27 Listed $75,000 MLSNOW
• 2012-11-20 Listing Removed — MLSNOW
• 2012-10-05 Listed $75,000 MLSNOW
• 2010-08-04 Listing Removed — MLSNOW
• 2010-06-09 Listed $127,000 MLSNOW
• 2010-02-22 Listing Removed — MLSNOW
• 2008-11-25 Listed $139,900 MLSNOW
• 2007-10-14 Listing Removed — MLSNOW
• 2007-03-14 Listed $159,000 MLSNOW
• 2005-06-01 Sold (Public Records) $155,000 Public Records
• 1993-02-04 Sold (Public Records) $75,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $6,417 · -2.0% YoY. Source: county tax records.