1275 Donald Ave · Lakewood, OH 44107

$300,000

4 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 44 Days on market

Built 1915 4,800 sqft lot $143/sqft · at area comps Est $362k · 17% under

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Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• Schools +5.5/10.0
• Livability +4.4/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 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

This well-maintained Lakewood duplex includes a 2-bedroom, 1-bath first-floor unit and a 4-bedroom, 1-bath upper unit that extends through the third floor. At 1275 Donald Ave in Lakewood, the property includes about 2,500 square feet, a full unfinished basement with 2 laundry setups, and detached 2-car garage. Both units have many updates such as remodeled kitchens and baths, vinyl plank flooring, newer fixtures, ceiling fans, but also boast original charm with hardwood floors, chunky woodwork, living room fireplaces, spacious front porches, formal dining rooms. Gross rents are $2774/mo. , leases in place until 2027. Separately-metered gas and electric. Superb location near shopping, freeway access, minutes to Downtown Cleveland and Lake Erie. Professional management in place.

Key facts

• Remodeled kitchens
• Remodeled baths
• Vinyl plank flooring

Tags

• REMODELED KITCHENS
• REMODELED BATHS
• VINYL PLANK FLOORING
• HARDWOOD FLOORS
• LIVING ROOM FIREPLACES
• SPACIOUS FRONT PORCHES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive. Per door: $194/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.5% in Lakewood — 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 88/100 on livability (#29 in OH, #249 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, cost of living A+; Watch: commute F.
• Lakewood City (suburban): math 60% / reading 71% proficiency, ranked #213 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.4%/yr); 201 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• At $3,299/mo this rent would consume 57% of the median local household income ($69k/yr) (locally 2271% 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 $9k 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 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1915 — 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. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $362,425
• List price: $300,000
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12950 Emerson Ave	0.09mi	4/2.0	2,242 (+7%)	2mo	$342,000	$153	83
1259 Donald Ave	0.03mi	4/2.0	2,364 (+13%)	0mo	$353,500	$150	78
1310 Donald Ave	0.07mi	4/2.0	2,256 (+7%)	8mo	$329,000	$146	78
1379 Lakewood Ave	0.31mi	4/2.0	2,120 (+1%)	15mo	$349,000	$165	72
1607 Cohassett Ave	0.66mi	5/2.5 (+1)	2,276 (+8%)	0mo	$411,000	$181	48
1598 Alameda Ave	0.66mi	4/2.0	1,872 (-11%)	7mo	$280,000	$150	45
1646 Grace Ave	0.73mi	4/2.0	1,832 (-13%)	2mo	$283,575	$155	43
1518 Ridgewood Ave	0.57mi	4/2.0	1,868 (-11%)	17mo	$290,000	$155	41
1650 Cohassett Ave	0.75mi	4/2.0	2,272 (+8%)	15mo	$300,000	$132	39
1654 Grace Ave	0.74mi	4/2.0	2,300 (+10%)	15mo	$425,000	$185	37
1603 Cohassett Ave	0.66mi	5/2.0 (+1)	2,377 (+13%)	7mo	$320,000	$135	36
1587 Cohassett Ave	0.63mi	5/3.0 (+1)	2,305 (+10%)	13mo	$372,500	$162	35

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 · 5.39% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-15,597
• Equity at exit: $44,731

10-year hold

• IRR: 7.6%
• Equity multiple: 1.64×
• Total profit: $53,861
• Equity at exit: $25,939

Cash invested: $84,000 (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 44107

• Rents YoY: 5.4%
• Active inventory: 201
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,299 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$519 /mo · $6,232/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $389

Break-even live

Break-even rent $2,807

Max offer price $300,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,300
Total (2 units)			$3,299

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12050 Lake Ave Lakewood, OH	3.0	2.0	1500	$1,965	$1.31	43d	1	0.35mi
12206 Detroit Ave Lakewood, OH	3.0	2.0	1554	$2,500	$1.61	17d	1	0.39mi
11843 Edgewater Dr Lakewood, OH	1.0–3.0	1.0	1600	$1,690	$1.06	23d	1	0.46mi
1446 Hopkins Ave Lakewood, OH	4.0	4.0	1880	$1,950	$1.04	43d	1	0.51mi
11800 Edgewater Dr Lakewood, OH	3.0	1.0–2.0	1064	$2,179	$2.05	2d	10	0.56mi
1574 Cohassett Ave Lakewood, OH	4.0	1.5	1825	$2,275	$1.25	17d	1	0.57mi
1265 Marlowe Ave Lakewood, OH	4.0	1.0	1690	$1,750	$1.04	14d	1	0.79mi
2010 Chesterland Ave Unit 1496099P Lakewood, OH	4.0	2.5	1463	$7,556	$5.16	12d	1	0.82mi
2082 Lewis Dr Unit 2082 Lakewood, OH	3.0	1.0	1600	$1,750	$1.09	43d	1	0.97mi
1533 Mars Ave Unit 1533 Lakewood, OH	3.0	1.0	1500	$1,725	$1.15	43d	1	1.30mi
1303 Lakeland Ave Lakewood, OH	3.0	1.5	2000	$1,750	$0.88	43d	1	1.34mi
1252 Summit Ave Lakewood, OH	3.0	1.5	1632	$2,650	$1.62	43d	1	1.43mi
11021 Western Ave Cleveland, OH	5.0	2.0	1776	$1,950	$1.10	1d	1	1.50mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $300,000 Pending 44 DOM
2. 2026-06-05
   days on market $300,000 Active 43 DOM
3. 2026-06-03
   days on market $300,000 Active 42 DOM
4. 2026-06-02
   days on market $300,000 Active 41 DOM
5. 2026-06-01
   days on market $300,000 Active 40 DOM
6. 2026-05-31
   days on market $300,000 Active 39 DOM
7. 2026-05-01
   price $325,000 787-char remark

   Show marketing remark (787 chars)

   This well-maintained Lakewood duplex includes a 2-bedroom, 1-bath first-floor unit and a 4-bedroom, 1-bath upper unit that extends through the third floor. At 1275 Donald Ave in Lakewood, the property includes about 2,500 square feet, a full unfinished basement with 2 laundry setups, and detached 2-car garage. Both units have many updates such as remodeled kitchens and baths, vinyl plank flooring, newer fixtures, ceiling fans, but also boast original charm with hardwood floors, chunky woodwork, living room fireplaces, spacious front porches, formal dining rooms. Gross rents are $2774/mo. , leases in place until 2027. Separately-metered gas and electric. Superb location near shopping, freeway access, minutes to Downtown Cleveland and Lake Erie. Professional management in place.

8. 2026-04-21
   listed $350,000 Active 787-char remark

   Show marketing remark (787 chars)

   This well-maintained Lakewood duplex includes a 2-bedroom, 1-bath first-floor unit and a 4-bedroom, 1-bath upper unit that extends through the third floor. At 1275 Donald Ave in Lakewood, the property includes about 2,500 square feet, a full unfinished basement with 2 laundry setups, and detached 2-car garage. Both units have many updates such as remodeled kitchens and baths, vinyl plank flooring, newer fixtures, ceiling fans, but also boast original charm with hardwood floors, chunky woodwork, living room fireplaces, spacious front porches, formal dining rooms. Gross rents are $2774/mo. , leases in place until 2027. Separately-metered gas and electric. Superb location near shopping, freeway access, minutes to Downtown Cleveland and Lake Erie. Professional management in place.

9. 2025-12-17
   historical $1,500
10. 2025-12-04
    price $1,500
11. 2025-11-08
    listed $1,600
12. 2022-09-14
    soldstatus $271,500
13. 2022-09-13
    soldstatus $271,500 Closed 1000-char remark

    Show marketing remark (1000 chars)

    Nicely updated and in a great location, this spacious duplex will definitely impress. This property offers fresh kitchens, baths and many more desirable updates. The down unit has a large and inviting front porch that is lovely to use on the quiet dead-end street. The bright LR has a large front window and lovely wood floors that carry through most of the house. The substantial dining room is complete with timeless built-ins. The kitchen features ceramic tile floors along with newer cabinetry and countertops. All appliances are included, as well as a dishwasher! The bath has been renovated and includes tile floor and shower and an updated vanity. 2 nicely sized bedrooms finish off the 1st floor. The 2nd floor unit is bright and airy and offers an incredible amount of space. The living room has recessed lighting along with large windows that overlook the front porch. Classic built-ins compliment the substantial dining room which leads into the updated kitchen featuring new cabinetry, vi

14. 2022-08-10
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    Nicely updated and in a great location, this spacious duplex will definitely impress. This property offers fresh kitchens, baths and many more desirable updates. The down unit has a large and inviting front porch that is lovely to use on the quiet dead-end street. The bright LR has a large front window and lovely wood floors that carry through most of the house. The substantial dining room is complete with timeless built-ins. The kitchen features ceramic tile floors along with newer cabinetry and countertops. All appliances are included, as well as a dishwasher! The bath has been renovated and includes tile floor and shower and an updated vanity. 2 nicely sized bedrooms finish off the 1st floor. The 2nd floor unit is bright and airy and offers an incredible amount of space. The living room has recessed lighting along with large windows that overlook the front porch. Classic built-ins compliment the substantial dining room which leads into the updated kitchen featuring new cabinetry, vi

15. 2022-08-02
    listed $275,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Nicely updated and in a great location, this spacious duplex will definitely impress. This property offers fresh kitchens, baths and many more desirable updates. The down unit has a large and inviting front porch that is lovely to use on the quiet dead-end street. The bright LR has a large front window and lovely wood floors that carry through most of the house. The substantial dining room is complete with timeless built-ins. The kitchen features ceramic tile floors along with newer cabinetry and countertops. All appliances are included, as well as a dishwasher! The bath has been renovated and includes tile floor and shower and an updated vanity. 2 nicely sized bedrooms finish off the 1st floor. The 2nd floor unit is bright and airy and offers an incredible amount of space. The living room has recessed lighting along with large windows that overlook the front porch. Classic built-ins compliment the substantial dining room which leads into the updated kitchen featuring new cabinetry, vi

16. 2019-03-27
    soldstatus $185,000 Sold
17. 2019-03-27
    soldstatus $185,000
18. 2019-03-26
    status Pending
19. 2019-02-21
    historical Contingent
20. 2019-02-14
    listed $185,000 Active
21. 1998-04-03
    soldstatus $132,500
22. 1998-04-01
    soldstatus $132,500
23. 1998-02-10
    listed $134,900
24. 1996-06-07
    soldstatus $89,900
25. 1978-06-01
    soldstatus $58,500
26. 1978-06-01
    soldstatus $58,500

ⓘ 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: $6,232 · $519/mo
• Projected year-2 tax: $6,232 · $519/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,588
• − Mortgage interest: −$16,805
• − Property taxes: −$6,232
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,167
• − Management: −$3,167
• − Depreciation: −$8,727
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $4,667/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: Lakewood City
• NCES district ID: 3904419
• Math proficiency: 60% ▼ -11.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $45,181
• Composite: 55.13/100
• National rank: #1282
• State rank: #213 of 656 in OH

Livability — Lakewood

• Score: 88/100
• State rank: #29
• US rank: #249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 50,018
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 50,018
• Household income: $68,970
• Rent vs Own: 55.6% rent · 44.4% own
• Severe rent burden: 2271.0

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 White (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Arabic 3% Other Indo-European 2% Spanish 2%

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: ▼ -347.35%
• Current HPI: 266.5337
• Rent YoY: ▲ 5.39%
• 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

+455.6% since first listed

20 events — show timeline

• 2026-05-01 Price Changed $325,000 MLSNOW
• 2026-04-21 Listed $350,000 MLSNOW
• 2025-12-17 Rental Removed $1,500 YESMLS
• 2025-12-04 Price Changed $1,500 YESMLS
• 2025-11-08 Listed for Rent $1,600 YESMLS
• 2022-09-14 Sold (Public Records) $271,500 Public Records
• 2022-09-13 Sold (MLS) $271,500 MLSNOW
• 2022-08-10 Pending — MLSNOW
• 2022-08-02 Listed $275,000 MLSNOW
• 2019-03-27 Sold (Public Records) $185,000 Public Records
• 2019-03-27 Sold (MLS) $185,000 MLSNOW
• 2019-03-26 Pending — MLSNOW
• 2019-02-21 Contingent — MLSNOW
• 2019-02-14 Listed $185,000 MLSNOW
• 1998-04-03 Sold (MLS) $132,500 MLSNOW
• 1998-04-01 Sold (Public Records) $132,500 Public Records
• 1998-02-10 Listed $134,900 MLSNOW
• 1996-06-07 Sold (Public Records) $89,900 Public Records
• 1978-06-01 Sold (Public Records) $58,500 Public Records
• 1978-06-01 Sold (Public Records) $58,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,232 · -0.2% YoY. Source: county tax records.