1172 Melbourne Rd · East Cleveland, OH 44112

$45,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 50 Days on market

Built 1912 3,920 sqft lot $29/sqft · 38% below area Est $72k · 38% 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
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1172 Melbourne Rd, a classic Colonial-style home brimming with character, space, and opportunity. Offering approximately 1,536 square feet, this 4-bedroom, 1.5-bath residence invites you to reimagine its full potential and bring your vision to life. From the moment you arrive, the deep covered front porch with stone accents sets a warm and welcoming tone—an ideal space to relax and take in the charm of this timeless façade. Step inside and discover a layout rich in traditional character, featuring a spacious living room anchored by a fireplace, creating a natural focal point for gatherings or future design inspiration. The adjoining dining area offers an elegant sett

Key facts

• Functional footprint
• Private balcony
• Spacious living room

Tags

• DEEP COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• PRIVATE BALCONY
• DETACHED 2-CAR GARAGE
• FUNCTIONAL FOOTPRINT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Frame construction with vinyl siding; Asphalt shingle roof; Brick/mortar and stone foundation
• Construction: Built (year source: public records)
• Exterior features: Porch; Balcony; Private entrance; City lot; Flat, level lot

Interior

• Bedrooms: Total rooms: 7; Has basement (full, unfinished)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Hot water heating; Radiators; Steam heating
• Interior features: High ceilings; Pantry; Storage; Natural woodwork; Bay windows; Double-pane windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 17.4% in East Cleveland — 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 66/100 on livability (#650 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools F, crime F, employment F.
• East Cleveland City School District (suburban): math 4% / reading 17% proficiency, ranked #652 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 99 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $1,394/mo this rent would consume 58% of the median local household income ($29k/yr) (locally 1702% 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 $311 of loan paydown is wiped out by about $1k 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 + 5.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $45k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1912 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 3.10% ✓
• Cap rate: 27.23%
• Cash-on-cash: 74.78%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

• ARV (median comp): $72,081
• List price: $45,000
• Delta: -37.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Carlyon Rd	0.14mi	4/1.5 (+1)	1,570 (+2%)	21mo	$79,900	$51	65
13411 6th Ave	0.67mi	4/1.0 (+1)	1,468 (-4%)	9mo	$113,000	$77	49
1863 Woodlawn Ave	0.73mi	3/2.5	1,688 (+10%)	3mo	$399,900	$237	41
1855 Woodlawn Ave	0.72mi	3/2.5	1,688 (+10%)	6mo	$399,900	$237	39

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 77.1%
• Equity multiple: 4.64×
• Total profit: $45,833
• Equity at exit: $6,710

10-year hold

• IRR: 81.3%
• Equity multiple: 10.34×
• Total profit: $117,674
• Equity at exit: $3,891

Cash invested: $12,600 (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 44112

• Rents YoY: 5.2%
• Active inventory: 99
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$236
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $785

Break-even live

Break-even rent $400

Max offer price $45,000

Occupancy floor 39%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	10d	1	0.50mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	43d	1	0.50mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	16d	1	0.61mi
12511 Euclid Ave Cleveland, OH	2.0	2.5	1300	$1,400	$1.08	43d	1	0.70mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	43d	1	0.79mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	16d	1	0.82mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	23d	1	0.84mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	16d	1	0.84mi
13438 Hartford Rd East Cleveland, OH	2.0	1.0	1920	$1,200	$0.62	43d	1	0.85mi
1459 E 134th St Unit up East Cleveland, OH	2.0	1.0	1150	$850	$0.74	10d	1	0.89mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	4d	1	0.89mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	16d	1	0.96mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	21d	1	0.97mi
1862 E 123rd St Cleveland, OH	2.0	1.0–2.0	1107	$2,999	$2.71	1d	17	1.04mi
571 E 115th St Cleveland, OH	4.0	2.0	2220	$1,808	$0.81	16d	1	1.11mi
1545 Glenmont Rd Unit 1 East Cleveland, OH	2.0	1.0	1428	$800	$0.56	23d	1	1.12mi
1641 Coventry Rd Cleveland, OH	3.0	1.0	1848	$1,200	$0.65	16d	1	1.18mi
2827 Avondale Ave Apt 2 Cleveland Heights, OH	3.0	1.0	1680	$1,275	$0.76	23d	1	1.20mi
14120 Superior Rd Cleveland, OH	3.0	1.0	1390	$1,400	$1.01	43d	1	1.22mi
11471 Euclid Ave Cleveland, OH	2.0	1.0–2.0	905	$2,645	$2.92	3d	38	1.23mi
11420 Hessler Rd Cleveland, OH	1.0–3.0	1.0	969	$2,265	$2.34	16d	2	1.23mi
11350 Hessler Rd Cleveland, OH	3.0	1.0	1300	$2,265	$1.74	7d	1	1.24mi
12314 Mayfield Rd Cleveland, OH	3.0	2.5	2033	$3,859	$1.90	3d	9	1.27mi
1695 Glenmont Rd Unit 1695 Glenmont Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	7d	1	1.29mi
1695 Glenmont Rd Unit Lower Cleveland Heights, OH	3.0	1.0	1336	$1,435	$1.07	23d	1	1.29mi
1633 Eddington Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1538	$1,100	$0.72	23d	1	1.31mi
1605 Hillcrest Rd Cleveland, OH	2.0	1.0	1180	$1,245	$1.06	16d	1	1.32mi
14172 Superior Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1446	$1,295	$0.90	23d	1	1.36mi
14172 Superior Rd Unit 2 Cleveland Heights, OH	2.0	1.0	1446	$1,195	$0.83	23d	1	1.36mi
2472 Overlook Rd #3 Cleveland, OH	2.0	1.0	1106	$1,850	$1.67	16d	1	1.37mi
2583 Overlook Rd Cleveland Heights, OH	1.0–2.0	1.0	1004	$1,250	$1.24	23d	2	1.41mi
2878 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	1060	$1,275	$1.20	23d	1	1.41mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	1.41mi
2580 Overlook Rd Cleveland, OH	3.0	1.0–2.0	1125	$1,740	$1.55	1d	12	1.44mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	23d	1	1.47mi
2764 Lancashire Rd Cleveland, OH	2.0	2.0	1750	$1,545	$0.88	23d	1	1.48mi
2772 Lancashire Rd Cleveland, OH	3.0	1.0	1295	$1,400	$1.08	7d	2	1.48mi
2772 Lancashire Rd Unit 1 Cleveland Heights, OH	3.0	1.0	1295	$1,400	$1.08	23d	1	1.48mi
2729 Euclid Heights Blvd Apt 4 Cleveland, OH	3.0	1.0	1400	$1,500	$1.07	23d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 50 DOM
2. 2026-06-17
   days on market $45,000 Active 49 DOM
3. 2026-06-16
   days on market $45,000 Active 48 DOM
4. 2026-06-15
   days on market $45,000 Active 47 DOM
5. 2026-06-13
   days on market $45,000 Active 45 DOM
6. 2026-06-13
   days on market $45,000 Active 44 DOM
7. 2026-06-09
   days on market $45,000 Active 41 DOM
8. 2026-06-08
   days on market $45,000 Active 40 DOM
9. 2026-06-07
   days on market $45,000 Active 39 DOM
10. 2026-06-05
    days on market $45,000 Active 36 DOM
11. 2026-06-03
    days on market $45,000 Active 35 DOM
12. 2026-06-02
    days on market $45,000 Active 34 DOM
13. 2026-06-01
    pricedays on market $45,000 Active 33 DOM
14. 2026-05-31
    days on market $50,000 Active 32 DOM
15. 2026-04-29
    listed $50,000 Active 2048-char remark
16. 1977-06-01
    soldstatus $20,500

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $738 · $61/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 ≥95°F today · 17 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: $16,729
• − Mortgage interest: −$2,521
• − Property taxes: −$738
• − Insurance: −$225
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$1,309
• Taxable income: $9,260
• Est. tax owed @ 24.0%: −$2,222
• After-tax cash flow: $7,199/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: East Cleveland City School District
• NCES district ID: 3904390
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 17% ▼ -13.00%
• Median HH income: $22,726
• Composite: 7.38/100
• National rank: #9954
• State rank: #652 of 656 in OH

Livability — East Cleveland

• Score: 66/100
• State rank: #650
• US rank: #11510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cleveland, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 17,848
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 17,848
• Household income: $28,799
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1702.0

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 Black (89%)
• Race & ethnicity: Black 89% White 7% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -115.61%
• Current HPI: 67.2162
• Rent YoY: ▲ 5.16%
• 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

+119.5% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $45,000 MLSNOW
• 2026-04-29 Listed $50,000 MLSNOW
• 1977-06-01 Sold (Public Records) $20,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $738 · -2.8% YoY. Source: county tax records.