18870 Monterey Ave · Euclid, OH 44119

$99,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 42 Days on market

Built 1921 4,721 sqft lot Est $150k · 34% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Quaint Bungalow with enclosed front porch. Vinyl replacement windows, full basement. First floor mud room off the kitchen, 2 bedrooms on the first floor. One car detached garage. This property may qualify for Seller Financing (Vendee). 3) If Property was built prior to 1978, Lead Based Paint Potentially Exists. Plumbing did not hold pressure during winterization.

Key facts

• Full basement
• First floor mud room
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• VINYL REPLACEMENT WINDOWS
• FULL BASEMENT
• FIRST FLOOR MUD ROOM
• ONE CAR DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.8% in Euclid — 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 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 (+15.3%/yr); 27 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 38% of the median local income ($44k/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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.62
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $149,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18870 Monterey Ave	0.00mi	3/1.5	1,321 (+1%)	0mo	$99,000	$75	96
19251 Abby Ave	0.14mi	3/1.5	1,407 (+7%)	1mo	$160,000	$114	79
19330 Naumann Ave	0.18mi	3/1.5	1,234 (-6%)	2mo	$127,500	$103	78
19381 Monterey Ave	0.17mi	3/2.0	1,404 (+7%)	2mo	$145,000	$103	75
19401 Meredith Ave	0.30mi	4/1.5 (+1)	1,344 (+2%)	2mo	$62,500	$47	73
19771 Monterey Ave	0.30mi	3/2.0	1,200 (-8%)	3mo	$105,000	$88	65
19071 Naumann Ave	0.14mi	4/1.5 (+1)	1,163 (-11%)	3mo	$147,900	$127	65
311 E 197th St	0.56mi	3/2.0	1,340 (+2%)	4mo	$165,000	$123	63
20801 Morris Ave	0.70mi	3/2.0	1,244 (-5%)	2mo	$174,500	$140	53
21100 Nicholas Ave	0.75mi	3/2.5	1,250 (-5%)	3mo	$245,000	$196	49
21130 Arbor Ave	0.75mi	3/2.0	1,213 (-8%)	2mo	$179,900	$148	47
824 E 207 St	0.68mi	4/1.5 (+1)	1,152 (-12%)	2mo	$109,600	$95	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.42×
• Total profit: $11,762
• Equity at exit: $14,761

10-year hold

• IRR: 23.3%
• Equity multiple: 3.54×
• Total profit: $70,377
• Equity at exit: $8,560

Cash invested: $27,720 (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 44119

• Home prices YoY: -33.4%
• Rents YoY: 15.3%
• Active inventory: 27
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$519
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $319

Break-even live

Break-even rent $993

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $375	-5% $347	+0% $319	+5% $291	+10% $263
Rent	-10% $209	-5% $264	+0% $319	+5% $374	+10% $430
Rate	-1.0pp $369	-0.5pp $344	base $319	+0.5pp $294	+1.0pp $268

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18800 Pasnow Ave Cleveland, OH	3.0	1.0	1348	$1,350	$1.00	17d	1	0.15mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	2d	1	0.18mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	3d	1	0.18mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	22d	1	0.21mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	24d	1	0.45mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	44d	1	0.47mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	17d	1	0.58mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	44d	1	0.59mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	44d	1	0.62mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	44d	1	0.64mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	45d	1	0.76mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	13d	1	0.81mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	20d	1	0.83mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	44d	1	0.84mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	21d	1	0.84mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	44d	1	0.88mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	44d	1	0.90mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	44d	1	1.03mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	44d	1	1.05mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	22d	1	1.11mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	17d	1	1.18mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	24d	1	1.22mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	17d	1	1.23mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	8d	1	1.28mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	1.28mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	8d	1	1.30mi

Listing history 6 events

1. 2026-03-14
   status Pending
2. 2026-02-21
   status Active
3. 2026-02-20
   historical Contingent
4. 2026-02-17
   status Active
5. 2026-01-22
   status Pending
6. 2026-01-04
   listed $99,000 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: $2,691 · $224/mo
• Projected year-2 tax: $2,691 · $224/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $16,769
• − Mortgage interest: −$5,546
• − Property taxes: −$2,691
• − Insurance: −$495
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,880
• Taxable income: $2,475
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,238/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): 13,243
• Household income: $44,077
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 657.0

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 (58%)
• Race & ethnicity: Black 58% White 38% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -81.78%
• Current HPI: 163.1502
• Rent YoY: ▲ 15.32%
• 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

6 events — show timeline

• 2026-03-14 Pending — MLSNOW
• 2026-02-21 Relisted — MLSNOW
• 2026-02-20 Contingent — MLSNOW
• 2026-02-17 Relisted — MLSNOW
• 2026-01-22 Pending — MLSNOW
• 2026-01-04 Listed $99,000 MLSNOW

Property tax history

+19.2%/yr

Latest (2025): $2,691 · +20.5% YoY. Source: county tax records.