22751 Fox Ave · Euclid, OH 44123

$80,000

2 bd · 1.0 ba · 660 sqft · Condo · 221 Days on market

Built 1951 Fair condition $121/sqft · 74% above area $13/mo HOA · 1% of rent

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready condo in the heart of Euclid! Conveniently located near shopping centers, parks, and local amenities, this beautifully maintained unit offers comfort and style. The updated kitchen features modern cabinetry and newer appliances, while laminate flooring flows throughout first floor with newer carpet in the bedrooms. Enjoy two spacious bedrooms and a refreshed bathroom with attractive tile surround and a contemporary vanity. Major mechanicals—including the furnace, A/C unit, and hot water tank—are brand new, giving you peace of mind for years to come. All furniture can remain with the condo at the buyer’s request. Don’t miss this exceptional opportunity—schedule your showing today before it’s gone!

Key facts

• Laminate flooring
• Modern cabinetry
• Newer appliances

Tags

• UPDATED KITCHEN
• MODERN CABINETRY
• NEWER APPLIANCES
• LAMINATE FLOORING
• NEWER CARPET
• REFRESHED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+5.3%/yr); 93 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 5.3% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $80k implies a 1211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $46,102
• List price: $80,000
• Delta: 73.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,746
• Equity at exit: $11,928

10-year hold

• IRR: 14.8%
• Equity multiple: 2.32×
• Total profit: $29,624
• Equity at exit: $6,917

Cash invested: $22,400 (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 44123

• Home prices YoY: -25.0%
• Rents YoY: 5.3%
• Active inventory: 93
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$13
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $210

Break-even live

Break-even rent $716

Max offer price $80,000

Occupancy floor 74%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	43d	1	0.12mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	43d	1	0.45mi
20801 Crystal Ave Unit 1 Euclid, OH	1.0	1.0	600	$1,100	$1.83	7d	1	0.66mi
22705 Lakeshore Blvd Euclid, OH	1.0	1.0	605	$850	$1.40	1d	10	0.71mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	21d	3	0.94mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$972	$1.14	2d	7	0.97mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	1d	10	1.05mi
19351 Lakeshore Blvd Apt 8 Euclid, OH	1.0	1.0	500	$925	$1.85	43d	1	1.14mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$1,075	$1.68	3d	8	1.26mi
19205 Pasnow Ave Euclid, OH	3.0	1.0	698	$1,575	$2.26	2d	1	1.32mi

HOA detail condo

• Monthly dues: $13 · $156/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $80,000 Active 221 DOM
2. 2026-06-17
   days on market $80,000 Active 220 DOM
3. 2026-06-16
   days on market $80,000 Active 219 DOM
4. 2026-06-15
   days on market $80,000 Active 218 DOM
5. 2026-06-13
   days on market $80,000 Active 216 DOM
6. 2026-06-09
   days on market $80,000 Active 212 DOM
7. 2026-06-08
   days on market $80,000 Active 211 DOM
8. 2026-06-07
   days on market $80,000 Active 210 DOM
9. 2026-06-05
   days on market $80,000 Active 207 DOM
10. 2026-06-03
    days on market $80,000 Active 206 DOM
11. 2026-06-02
    days on market $80,000 Active 205 DOM
12. 2026-06-01
    days on market $80,000 Active 204 DOM
13. 2026-05-31
    days on market $80,000 Active 203 DOM
14. 2026-04-12
    price $80,000 755-char remark

    Show marketing remark (755 chars)

    Move-in ready condo in the heart of Euclid! Conveniently located near shopping centers, parks, and local amenities, this beautifully maintained unit offers comfort and style. The updated kitchen features modern cabinetry and newer appliances, while laminate flooring flows throughout first floor with newer carpet in the bedrooms. Enjoy two spacious bedrooms and a refreshed bathroom with attractive tile surround and a contemporary vanity. Major mechanicals—including the furnace, A/C unit, and hot water tank—are brand new, giving you peace of mind for years to come. All furniture can remain with the condo at the buyer’s request. Don’t miss this exceptional opportunity—schedule your showing today before it’s gone!

15. 2025-12-28
    price $85,000 755-char remark

    Show marketing remark (755 chars)

    Move-in ready condo in the heart of Euclid! Conveniently located near shopping centers, parks, and local amenities, this beautifully maintained unit offers comfort and style. The updated kitchen features modern cabinetry and newer appliances, while laminate flooring flows throughout first floor with newer carpet in the bedrooms. Enjoy two spacious bedrooms and a refreshed bathroom with attractive tile surround and a contemporary vanity. Major mechanicals—including the furnace, A/C unit, and hot water tank—are brand new, giving you peace of mind for years to come. All furniture can remain with the condo at the buyer’s request. Don’t miss this exceptional opportunity—schedule your showing today before it’s gone!

16. 2025-11-09
    listed $90,000 Active 755-char remark

    Show marketing remark (755 chars)

    Move-in ready condo in the heart of Euclid! Conveniently located near shopping centers, parks, and local amenities, this beautifully maintained unit offers comfort and style. The updated kitchen features modern cabinetry and newer appliances, while laminate flooring flows throughout first floor with newer carpet in the bedrooms. Enjoy two spacious bedrooms and a refreshed bathroom with attractive tile surround and a contemporary vanity. Major mechanicals—including the furnace, A/C unit, and hot water tank—are brand new, giving you peace of mind for years to come. All furniture can remain with the condo at the buyer’s request. Don’t miss this exceptional opportunity—schedule your showing today before it’s gone!

17. 2008-11-07
    soldstatus $6,100 282-char remark

    Show marketing remark (282 chars)

    Great Opportunity! Bring This Property Back To Its Full Potential! All Information Approximate. No Disclosures. Sold As Is. Pre-approval Or Proof Of Funds Letter Must Be Faxed With All Offers. Seller Will Consider All Offers. Buyer Will Assume Any And All Expenses For Inspections

18. 2008-09-16
    listed $10,900 282-char remark

    Show marketing remark (282 chars)

    Great Opportunity! Bring This Property Back To Its Full Potential! All Information Approximate. No Disclosures. Sold As Is. Pre-approval Or Proof Of Funds Letter Must Be Faxed With All Offers. Seller Will Consider All Offers. Buyer Will Assume Any And All Expenses For Inspections

19. 2007-09-21
    historical
20. 2007-03-21
    listed $31,000
21. 1995-08-24
    historical
22. 1995-05-26
    listed $34,900
23. 1994-10-14
    historical
24. 1994-04-18
    listed $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $11,787
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$943
• − Management: −$943
• − HOA: −$156
• − Depreciation: −$2,327
• Taxable income: $1,336
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,201/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires significant updates and repairs to improve its condition and value. The interior and exterior need significant attention, and the space is cluttered and outdated.

Repairs flagged

• Major Signage — Worn and needs replacement.
• Major Bushes — Overgrown and need trimming.
• Major Exterior siding — Aged and needs repainting or replacement.
• Major Interior walls — Paint chipped and needs repainting.
• Major Kitchen appliances — Old and need replacement.
• Major Bathroom fixtures — Outdated and need replacement.
• Major Clutter — Needs cleaning and organization to improve appearance and functionality.

Value-add opportunities

• Both Painting and updating interior walls — Improves appearance and can attract more buyers.
• Both Updating kitchen appliances — Modernizes the space and can attract more buyers.
• Both Updating bathroom fixtures — Modernizes the space and can attract more buyers.
• Both Trimming and landscaping bushes — Improves curb appeal and can attract more buyers.
• Both Cleaning and organizing interior spaces — Improves functionality and can attract more buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Signage · Worn and needs replacement.	Major	$15,000–50,000
Bushes · Overgrown and need trimming.	Major	$15,000–50,000
Exterior siding · Aged and needs repainting or replacement.	Major	$15,000–50,000
Interior walls · Paint chipped and needs repainting.	Major	$15,000–50,000
Kitchen appliances · Old and need replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and need replacement.	Major	$15,000–50,000
Clutter · Needs cleaning and organization to improve appearance and functionality.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and updating interior walls — Improves appearance and can attract more buyers. ↑
• Both Updating kitchen appliances — Modernizes the space and can attract more buyers. ↑
• Both Updating bathroom fixtures — Modernizes the space and can attract more buyers. ↑
• Both Trimming and landscaping bushes — Improves curb appeal and can attract more buyers. ↑
• Both Cleaning and organizing interior spaces — Improves functionality and can attract more buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,050
• Household income: $55,676
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1085.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -62.82%
• Current HPI: 188.4932
• Rent YoY: ▲ 5.28%
• 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

+122.2% since first listed

11 events — show timeline

• 2026-04-12 Price Changed $80,000 MLSNOW
• 2025-12-28 Price Changed $85,000 MLSNOW
• 2025-11-09 Listed $90,000 MLSNOW
• 2008-11-07 Sold (MLS) $6,100 MLSNOW
• 2008-09-16 Listed $10,900 MLSNOW
• 2007-09-21 Listing Removed — MLSNOW
• 2007-03-21 Listed $31,000 MLSNOW
• 1995-08-24 Listing Removed — MLSNOW
• 1995-05-26 Listed $34,900 MLSNOW
• 1994-10-14 Listing Removed — MLSNOW
• 1994-04-18 Listed $36,000 MLSNOW