21170 Wilmore Ave · Euclid, OH 44123

$105,000

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 5 Days on market

Built 1955 4,356 sqft lot Est $125k · 16% 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 +26.1/30.0
• ARV discount +14.8/15.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious home offers plenty of potential for the right buyer! Featuring 3 bedrooms and 2 baths, the property is in need of some TLC and updates, making it a great opportunity to customize and add value. With solid bones and a functional layout, this home is ready for your personal touch or vision as an investment project. The property is being sold AS-IS, with the buyer responsible for all inspections and repairs. Don't miss the chance to make it your own!?

Key facts

• 4,356 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.3% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $726 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 + 5.3% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $105k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $125,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21250 Wilmore Ave	0.02mi	3/1.0	978 (0%)	0mo	$59,400	$61	99
21170 Wilmore Ave	0.00mi	3/2.0	978 (0%)	0mo	$107,100	$110	96
20671 Wilmore Ave	0.19mi	3/1.0	1,053 (+8%)	4mo	$120,000	$114	75
20770 Morris Ave	0.16mi	3/1.0	1,081 (+10%)	1mo	$155,000	$143	74
21771 Ball Ave	0.22mi	3/1.0	1,093 (+12%)	0mo	$140,000	$128	70
20591 Ball Ave	0.26mi	3/1.0	858 (-12%)	2mo	$109,600	$128	66
20500 Morris Ave	0.26mi	3/1.0	1,104 (+13%)	3mo	$134,000	$121	64
21971 Crystal Ave	0.37mi	2/1.0 (-1)	832 (-15%)	2mo	$105,000	$126	51
19344 Pasnow Ave	0.67mi	3/2.0	1,067 (+9%)	2mo	$91,000	$85	48
22000 Kennison Ave	0.62mi	3/1.5	1,100 (+12%)	1mo	$180,000	$164	48
22670 Arms Ave	0.54mi	3/2.0	1,100 (+12%)	3mo	$148,000	$135	47
19070 Meredith Ave	0.73mi	2/1.5 (-1)	1,062 (+9%)	1mo	$145,000	$137	44

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,872
• Equity at exit: $15,656

10-year hold

• IRR: 14.3%
• Equity multiple: 2.27×
• Total profit: $37,469
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$551
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $263

Break-even live

Break-even rent $973

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	43d	1	0.09mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	19d	1	0.20mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	43d	1	0.27mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	23d	1	0.43mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	23d	1	0.45mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	43d	1	0.45mi
20231 Crystal Ave Euclid, OH	2.0	1.0	833	$799	$0.96	16d	1	0.47mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	21d	1	0.49mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	23d	1	0.49mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	43d	1	0.50mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	4d	1	0.54mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	16d	1	0.56mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	43d	1	0.59mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	43d	1	0.67mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	1d	1	0.67mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	21d	1	0.68mi
19205 Pasnow Ave Euclid, OH	3.0	1.0	698	$1,575	$2.26	2d	1	0.69mi
4 Gateway Dr Euclid, OH	2.0	1.0–2.0	650	$1,150	$1.77	7d	5	0.77mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	12d	1	1.15mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	23d	1	1.45mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	1d	1	1.46mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	23d	1	1.46mi
24630 Euclid Ave Euclid, OH	2.0	1.0	750	$1,100	$1.47	10d	1	1.50mi

Listing history 3 events

1. 2025-09-02
   status Pending
2. 2025-08-26
   listed $105,000 Active
3. 1977-06-01
   soldstatus $44,000

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/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 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: $15,679
• − Mortgage interest: −$5,882
• − Property taxes: −$2,093
• − Insurance: −$525
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,055
• Taxable income: $1,616
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,773/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): 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

+138.6% since first listed

3 events — show timeline

• 2025-09-02 Pending — MLSNOW
• 2025-08-26 Listed $105,000 MLSNOW
• 1977-06-01 Sold (Public Records) $44,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,093 · -6.7% YoY. Source: county tax records.