3395 Euclid Heights Blvd · Cleveland Heights, OH 44118

$310,000

4 bd · 2.0 ba · 3,705 sqft · MultiFamily public records · 7 Days on market

Built 1923 7,801 sqft lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• 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

* * * Great Investment Opportunity * * * Check out this two unit (side by side) Cleveland Hts home. Each unit features living room, front room (which would be great for a sitting room, office, or play room), dining room, and kitchen on the main level. 3 bedrooms and full bath on the second level, and large bonus space or what could be a 4th bedroom on the third level. Each unit has a basement to itself, it is not shared by the other unit. One unit is currently rented and one is owner occupied.

Key facts

• Renovated kitchens
• Three car garage
• Updated floors

Tags

• RECENTLY RENOVATED
• UPDATED FLOORS
• RENOVATED KITCHENS
• DEDICATED BASEMENT SPACE
• THREE CAR GARAGE
• CLEVELAND HEIGHTS NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Off-street parking and common parking
• Utilities: Public water; Public sewer
• Home design: Brick construction; 3 stories; Asphalt/fiberglass roof
• Construction: Built (year per public records); Brick exterior; Asphalt/fiberglass roof; Full basement (concrete, unfinished)
• Exterior features: Lot approximately 0.1791 acres; Public lot size and property records

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (gas); Ceiling fans; Wall/window cooling units
• Interior features: Full unfinished basement with concrete floors and storage space; 10 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.2-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive. Per door: $297/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Cap rate 8.6% 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; 1 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 $3,745/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 $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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $87k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 35y 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 $160k; list at $310k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $310,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $181,545
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 E Overlook Rd	0.57mi	5/3.0 (+1)	3,882 (+5%)	4mo	$190,000	$49	53

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,793
• Equity at exit: $46,222

10-year hold

• IRR: 12.0%
• Equity multiple: 2.07×
• Total profit: $93,212
• Equity at exit: $26,803

Cash invested: $86,800 (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: 13.8×

Monthly cashflow live

• Estimated rent: $3,745 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$610 /mo · $7,323/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $593

Break-even live

Break-even rent $2,994

Max offer price $310,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2.2	$3,744
Total (2 units)			$3,745

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.23mi

Listing history 17 events

1. 2026-05-22
   listed $310,000 Active
2. 2021-05-27
   soldstatus $160,000
3. 2021-05-21
   soldstatus $160,000 Closed 503-char remark

   Show marketing remark (503 chars)

   * * * Great Investment Opportunity * * * Check out this two unit (side by side) Cleveland Hts home. Each unit features living room, front room (which would be great for a sitting room, office, or play room), dining room, and kitchen on the main level. 3 bedrooms and full bath on the second level, and large bonus space or what could be a 4th bedroom on the third level. Each unit has a basement to itself, it is not shared by the other unit. One unit is currently rented and one is owner occupied.

4. 2021-04-22
   historical Contingent 503-char remark

   Show marketing remark (503 chars)

   * * * Great Investment Opportunity * * * Check out this two unit (side by side) Cleveland Hts home. Each unit features living room, front room (which would be great for a sitting room, office, or play room), dining room, and kitchen on the main level. 3 bedrooms and full bath on the second level, and large bonus space or what could be a 4th bedroom on the third level. Each unit has a basement to itself, it is not shared by the other unit. One unit is currently rented and one is owner occupied.

5. 2021-04-22
   price $160,000 503-char remark

   Show marketing remark (503 chars)

   * * * Great Investment Opportunity * * * Check out this two unit (side by side) Cleveland Hts home. Each unit features living room, front room (which would be great for a sitting room, office, or play room), dining room, and kitchen on the main level. 3 bedrooms and full bath on the second level, and large bonus space or what could be a 4th bedroom on the third level. Each unit has a basement to itself, it is not shared by the other unit. One unit is currently rented and one is owner occupied.

6. 2021-04-20
   listed $150,000 Active 503-char remark

   Show marketing remark (503 chars)

   * * * Great Investment Opportunity * * * Check out this two unit (side by side) Cleveland Hts home. Each unit features living room, front room (which would be great for a sitting room, office, or play room), dining room, and kitchen on the main level. 3 bedrooms and full bath on the second level, and large bonus space or what could be a 4th bedroom on the third level. Each unit has a basement to itself, it is not shared by the other unit. One unit is currently rented and one is owner occupied.

7. 2008-09-09
   soldstatus $125,000 80-char remark

   Show marketing remark (80 chars)

   Be The Landlord Could Generate A Nice Income Buyers Closing Credit $4000.00

8. 2008-07-28
   historical 80-char remark

   Show marketing remark (80 chars)

   Be The Landlord Could Generate A Nice Income Buyers Closing Credit $4000.00

9. 2008-02-28
   listed $125,000 80-char remark

   Show marketing remark (80 chars)

   Be The Landlord Could Generate A Nice Income Buyers Closing Credit $4000.00

10. 2006-05-12
    soldstatus $240,000
11. 2005-12-05
    soldstatus $102,000
12. 2005-11-30
    historical
13. 2005-05-31
    listed $109,900
14. 1991-09-13
    soldstatus $95,900
15. 1991-09-12
    soldstatus $95,900
16. 1991-08-19
    historical
17. 1991-06-18
    listed $99,500

ⓘ 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: $7,323 · $610/mo
• Projected year-2 tax: $7,323 · $610/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 2/10 Low 6 d/yr ≥96°F today · 15 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: $44,940
• − Mortgage interest: −$17,365
• − Property taxes: −$7,323
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,595
• − Management: −$3,595
• − Depreciation: −$9,018
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $6,523/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

+211.6% since first listed

17 events — show timeline

• 2026-05-22 Listed $310,000 MLSNOW
• 2021-05-27 Sold (Public Records) $160,000 Public Records
• 2021-05-21 Sold (MLS) $160,000 MLSNOW
• 2021-04-22 Contingent — MLSNOW
• 2021-04-22 Price Changed $160,000 MLSNOW
• 2021-04-20 Listed $150,000 MLSNOW
• 2008-09-09 Sold (MLS) $125,000 MLSNOW
• 2008-07-28 Listing Removed — MLSNOW
• 2008-02-28 Listed $125,000 MLSNOW
• 2006-05-12 Sold (Public Records) $240,000 Public Records
• 2005-12-05 Sold (MLS) $102,000 MLSNOW
• 2005-11-30 Listing Removed — MLSNOW
• 2005-05-31 Listed $109,900 MLSNOW
• 1991-09-13 Sold (MLS) $95,900 MLSNOW
• 1991-09-12 Sold (Public Records) $95,900 Public Records
• 1991-08-19 Listing Removed — MLSNOW
• 1991-06-18 Listed $99,500 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $7,323 · -2.1% YoY. Source: county tax records.