13819 Northfield Ave · East Cleveland, OH 44112

$50,000

4 bd · 2.0 ba · 1,832 sqft · MultiFamily public records · 177 Days on market

Built 1914 3,606 sqft lot $27/sqft · 10% below area Est $55k · 10% 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 +30.0/30.0
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Duplex with great bones and exciting potential! Ready for a full renovation. Sound structure but requires a complete rehab throughout, including interior finishes, kitchens, baths, and mechanical updates. Ideal for investors or renovators looking for an opportunity to add value and create strong rental income or a beautifully refreshed multi-family residence for resale. Roof replaced and porches refreshed in 2025. Blind offers will not be accepted. No utilities will be active for inspections. Buyer to handle POS. No Creative Financing Available & No Wholesalers Please. More Photos to Come!

Key facts

• Interior finishes
• Complete rehab
• Full renovation

Tags

• FULL RENOVATION
• COMPLETE REHAB
• INTERIOR FINISHES
• MECHANICAL UPDATES
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $657/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.8% 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; 19 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 $2,077/mo this rent would consume 87% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% 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 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.15% ✓
• Cap rate: 37.81%
• Cash-on-cash: 112.57%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

• ARV (median comp): $55,442
• List price: $50,000
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14111 Savannah Ave	0.12mi	4/2.0	1,924 (+5%)	2mo	$34,000	$18	85
13436 Hartford Rd	0.14mi	4/2.0	1,920 (+5%)	11mo	$89,500	$47	77
13428 Hartford Rd	0.14mi	4/2.0	1,988 (+8%)	9mo	$34,000	$17	72
14004 Savannah Ave	0.08mi	4/2.0	1,996 (+9%)	13mo	$40,000	$20	71
14119 Bardwell Ave	0.19mi	4/2.5	1,582 (-14%)	3mo	$9,975	$6	64
14310 Potomac Ave	0.18mi	5/2.0 (+1)	1,982 (+8%)	12mo	$36,000	$18	63
14810 Shaw Ave	0.45mi	4/2.0	1,698 (-7%)	6mo	$35,000	$21	61
13500 Third Ave	0.32mi	4/2.0	2,090 (+14%)	16mo	$30,000	$14	48

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: 6.73×
• Total profit: $80,173
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 15.10×
• Total profit: $197,378
• Equity at exit: $4,323

Cash invested: $14,000 (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 44112

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$262
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,313

Break-even live

Break-even rent $415

Max offer price $50,000

Occupancy floor 32%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,076
Total (2 units)			$2,077

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.13mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.39mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	0.90mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	43d	1	0.91mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	0.92mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	0.92mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	21d	1	1.00mi
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	16d	1	1.05mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	1d	39	1.08mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	1.10mi
1339 E 115th St Cleveland, OH	5.0	2.0	1550	$2,000	$1.29	16d	1	1.38mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	43d	1	1.39mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	1.40mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	1.41mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	7d	1	1.41mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	1.44mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	23d	1	1.47mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	1.49mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	16d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $50,000 Active 177 DOM
2. 2026-06-17
   days on market $50,000 Active 176 DOM
3. 2026-06-13
   days on market $50,000 Active 175 DOM
4. 2026-06-13
   days on market $50,000 Active 174 DOM
5. 2026-06-09
   days on market $50,000 Active 171 DOM
6. 2026-06-08
   days on market $50,000 Active 170 DOM
7. 2026-06-07
   days on market $50,000 Active 169 DOM
8. 2026-06-05
   days on market $50,000 Active 166 DOM
9. 2026-06-03
   days on market $50,000 Active 165 DOM
10. 2026-06-02
    days on market $50,000 Active 164 DOM
11. 2026-06-01
    days on market $50,000 Active 163 DOM
12. 2026-05-31
    days on market $50,000 Active 162 DOM
13. 2026-04-05
    price $50,000 602-char remark

    Show marketing remark (602 chars)

    Duplex with great bones and exciting potential! Ready for a full renovation. Sound structure but requires a complete rehab throughout, including interior finishes, kitchens, baths, and mechanical updates. Ideal for investors or renovators looking for an opportunity to add value and create strong rental income or a beautifully refreshed multi-family residence for resale. Roof replaced and porches refreshed in 2025. Blind offers will not be accepted. No utilities will be active for inspections. Buyer to handle POS. No Creative Financing Available & No Wholesalers Please. More Photos to Come!

14. 2026-03-12
    price $39,999 602-char remark

    Show marketing remark (602 chars)

    Duplex with great bones and exciting potential! Ready for a full renovation. Sound structure but requires a complete rehab throughout, including interior finishes, kitchens, baths, and mechanical updates. Ideal for investors or renovators looking for an opportunity to add value and create strong rental income or a beautifully refreshed multi-family residence for resale. Roof replaced and porches refreshed in 2025. Blind offers will not be accepted. No utilities will be active for inspections. Buyer to handle POS. No Creative Financing Available & No Wholesalers Please. More Photos to Come!

15. 2026-01-01
    price $49,999 602-char remark

    Show marketing remark (602 chars)

    Duplex with great bones and exciting potential! Ready for a full renovation. Sound structure but requires a complete rehab throughout, including interior finishes, kitchens, baths, and mechanical updates. Ideal for investors or renovators looking for an opportunity to add value and create strong rental income or a beautifully refreshed multi-family residence for resale. Roof replaced and porches refreshed in 2025. Blind offers will not be accepted. No utilities will be active for inspections. Buyer to handle POS. No Creative Financing Available & No Wholesalers Please. More Photos to Come!

16. 2025-12-21
    listed $59,999 Active 602-char remark

    Show marketing remark (602 chars)

    Duplex with great bones and exciting potential! Ready for a full renovation. Sound structure but requires a complete rehab throughout, including interior finishes, kitchens, baths, and mechanical updates. Ideal for investors or renovators looking for an opportunity to add value and create strong rental income or a beautifully refreshed multi-family residence for resale. Roof replaced and porches refreshed in 2025. Blind offers will not be accepted. No utilities will be active for inspections. Buyer to handle POS. No Creative Financing Available & No Wholesalers Please. More Photos to Come!

17. 2025-05-15
    historical
18. 2025-03-06
    listed $17,000 Active

ⓘ 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: $657 · $55/mo
• Expected delta: +$123/yr (+$10/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $24,924
• − Mortgage interest: −$2,801
• − Property taxes: −$534
• − Insurance: −$250
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$1,455
• Taxable income: $15,897
• Est. tax owed @ 24.0%: −$3,815
• After-tax cash flow: $11,944/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

+194.1% since first listed

6 events — show timeline

• 2026-04-05 Price Changed $50,000 MLSNOW
• 2026-03-12 Price Changed $39,999 MLSNOW
• 2026-01-01 Price Changed $49,999 MLSNOW
• 2025-12-21 Listed $59,999 MLSNOW
• 2025-05-15 Listing Removed — MLSNOW
• 2025-03-06 Listed $17,000 MLSNOW

Property tax history

-4.4%/yr

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