22553 Ivan Ave · Euclid, OH 44123

$79,900

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 59 Days on market

Built 1925 6,019 sqft lot $106/sqft · 27% below area Est $131k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Great For Starting Out Or Downsizing! 2 Br, 1 Ba Home, Close To Everyhing: Park, Library, Schools & Public Trans * Newer Vinyl Siding, Roof & Tank * Newer Carpeting * Interior Painted * Appliances Stay * Needs Some Minor Tlc, But Has Room For Expansion * Two Car Detached Garage *

Key facts

• Extra storage space
• Large 2 car garage
• Large front porch

Tags

• LARGE FRONT PORCH
• POTENTIALLY EAT IN KITCHEN
• LARGE 2 CAR GARAGE
• EXTRA STORAGE SPACE

Property features AI

Finance

• Financial info: Annual taxes listed (2025) — amount reported

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Vinyl siding; Asphalt roof; Built per public records
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Above-grade finished living area approximately 900
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Full, unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 6.7% 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); 96 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $552 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 36y 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 $57k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.22%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (median comp): $130,958
• List price: $79,900
• Delta: -38.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21971 Crystal Ave	0.53mi	2/1.0	832 (+10%)	2mo	$105,000	$126	57
845 E 218 St	0.30mi	3/3.0 (+1)	783 (+4%)	20mo	$116,666	$149	50
21050 N Vine Ave	0.61mi	2/1.0	672 (-11%)	9mo	$67,500	$100	45
21931 Crystal Ave	0.54mi	2/1.0	858 (+14%)	10mo	$55,000	$64	44
932 E 214th St	0.58mi	3/2.0 (+1)	728 (-4%)	22mo	$125,000	$172	40
20591 Ball Ave	0.72mi	3/1.0 (+1)	858 (+14%)	2mo	$109,600	$128	38
21911 S Lake Shore Blvd	0.60mi	2/1.0	858 (+14%)	20mo	$69,000	$80	33

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: 13.9%
• Equity multiple: 1.57×
• Total profit: $12,777
• Equity at exit: $11,913

10-year hold

• IRR: 24.5%
• Equity multiple: 3.37×
• Total profit: $52,980
• Equity at exit: $6,908

Cash invested: $22,372 (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: 96
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$419
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $358

Break-even live

Break-even rent $762

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $404	-5% $381	+0% $358	+5% $336	+10% $313
Rent	-10% $262	-5% $310	+0% $358	+5% $406	+10% $454
Rate	-1.0pp $399	-0.5pp $379	base $358	+0.5pp $338	+1.0pp $317

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	25d	1	0.09mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	17d	1	0.26mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	3d	1	0.33mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	21d	1	0.42mi
927 E 216th St Unit 1 Euclid, OH	2.0	1.0	850	$1,147	$1.35	5d	1	0.49mi
20990 Morris Ave Euclid, OH	3.0	1.0	778	$1,355	$1.74	45d	1	0.52mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	25d	1	0.55mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	0.58mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	45d	1	0.62mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	45d	1	0.63mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	45d	1	0.69mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	45d	1	0.70mi
20801 Crystal Ave Unit 1 Euclid, OH	1.0	1.0	600	$1,100	$1.83	8d	1	0.74mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	45d	1	0.75mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	25d	1	0.83mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	45d	1	0.87mi
4 Gateway Dr Euclid, OH	2.0	1.0–2.0	650	$1,150	$1.77	8d	5	0.89mi
20231 Crystal Ave Euclid, OH	2.0	1.0	833	$799	$0.96	17d	1	0.89mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	0.95mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	25d	1	1.02mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	3d	1	1.02mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	25d	1	1.02mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	22d	1	1.04mi
19205 Pasnow Ave Euclid, OH	3.0	1.0	698	$1,575	$2.26	3d	1	1.10mi
24630 Euclid Ave Euclid, OH	2.0	1.0	750	$1,100	$1.47	11d	1	1.11mi
24130 Euclid Ave Euclid, OH	2.0	1.0	725	$1,200	$1.66	17d	2	1.20mi
26251 Brush Ave Euclid, OH	2.0–3.0	1.0	769	$1,200	$1.56	3d	2	1.26mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	45d	1	1.34mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	5d	1	1.34mi
26660 Tungsten Rd Apt 102 Euclid, OH	1.0	1.0	750	$1,095	$1.46	5d	1	1.34mi
26640 Tungsten Rd Euclid, OH	2.0	1.0	779	$1,100	$1.41	45d	1	1.35mi
22550 Euclid Ave Unit 212 Euclid, OH	1.0	1.0	548	$1,000	$1.82	45d	1	1.40mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	45d	1	1.40mi
22250 Euclid Ave Euclid, OH	1.0	1.0	695	$995	$1.43	25d	2	1.46mi
22705 Lakeshore Blvd Euclid, OH	1.0	1.0	605	$850	$1.40	3d	10	1.47mi
22140 Euclid Ave Euclid, OH	1.0	1.0	675	$929	$1.38	45d	3	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $79,900 Active 59 DOM
2. 2026-06-18
   days on market $79,900 Active 56 DOM
3. 2026-06-17
   days on market $79,900 Active 55 DOM
4. 2026-06-16
   days on market $79,900 Active 54 DOM
5. 2026-06-15
   days on market $79,900 Active 53 DOM
6. 2026-06-13
   days on market $79,900 Active 51 DOM
7. 2026-06-09
   days on market $79,900 Active 47 DOM
8. 2026-06-08
   days on market $79,900 Active 46 DOM
9. 2026-06-07
   days on market $79,900 Active 45 DOM
10. 2026-06-05
    days on market $79,900 Active 42 DOM
11. 2026-06-03
    days on market $79,900 Active 41 DOM
12. 2026-06-02
    days on market $79,900 Active 40 DOM
13. 2026-06-01
    days on market $79,900 Active 39 DOM
14. 2026-05-31
    days on market $79,900 Active 38 DOM
15. 2026-04-23
    listed $79,900 Active 278-char remark
16. 2003-08-26
    soldstatus $57,000 292-char remark

    Show marketing remark (292 chars)

    Great For Starting Out Or Downsizing! 2 Br, 1 Ba Home, Close To Everyhing: Park, Library, Schools & Public Trans * Newer Vinyl Siding, Roof & Tank * Newer Carpeting * Interior Painted * Appliances Stay * Needs Some Minor Tlc, But Has Room For Expansion * Two Car Detached Garage *

17. 2003-08-22
    soldstatus $57,000
18. 2003-03-19
    listed $64,900 292-char remark

    Show marketing remark (292 chars)

    Great For Starting Out Or Downsizing! 2 Br, 1 Ba Home, Close To Everyhing: Park, Library, Schools & Public Trans * Newer Vinyl Siding, Roof & Tank * Newer Carpeting * Interior Painted * Appliances Stay * Needs Some Minor Tlc, But Has Room For Expansion * Two Car Detached Garage *

19. 2003-03-06
    historical
20. 2002-09-07
    listed $69,900
21. 1993-04-13
    soldstatus $48,000
22. 1993-04-13
    soldstatus $48,000
23. 1992-10-21
    listed $49,900
24. 1991-05-26
    soldstatus $35,000
25. 1991-04-26
    soldstatus $35,000
26. 1991-04-26
    soldstatus $35,000
27. 1991-03-15
    historical
28. 1990-09-14
    listed $39,000

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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: $14,592
• − Mortgage interest: −$4,476
• − Property taxes: −$1,800
• − Insurance: −$400
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,324
• Taxable income: $3,258
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,518/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

+104.9% since first listed

14 events — show timeline

• 2026-04-23 Listed $79,900 MLSNOW
• 2003-08-26 Sold (MLS) $57,000 MLSNOW
• 2003-08-22 Sold (Public Records) $57,000 Public Records
• 2003-03-19 Listed $64,900 MLSNOW
• 2003-03-06 Listing Removed — MLSNOW
• 2002-09-07 Listed $69,900 MLSNOW
• 1993-04-13 Sold (Public Records) $48,000 Public Records
• 1993-04-13 Sold (MLS) $48,000 MLSNOW
• 1992-10-21 Listed $49,900 MLSNOW
• 1991-05-26 Sold (Public Records) $35,000 Public Records
• 1991-04-26 Sold (Public Records) $35,000 Public Records
• 1991-04-26 Sold (MLS) $35,000 MLSNOW
• 1991-03-15 Listing Removed — MLSNOW
• 1990-09-14 Listed $39,000 MLSNOW

Property tax history

+3.4%/yr

Latest (2025): $1,800 · -3.2% YoY. Source: county tax records.