888 Medford Rd · Cleveland Heights, OH 44121

$125,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 55 Days on market

Built 1928 5,227 sqft lot Est $137k · 9% 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 +27.2/30.0
• ARV discount +11.5/15.0
• DSCR +9.5/10.0
• 1% rule +8.1/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all visionaries! 888 Medford Rd offers the rare opportunity to renovate and dominate in a growing pocket of Cleveland Heights. Whether you're looking to rehab and sell to a first-time homebuyer or secure a reliable long-term rental, the bones are here: 3 beds, 2 baths, and a spacious 2-car garage. There is an attic space that could be used as an additional bedroom or multi-use space connected to one of the bedrooms. This home is priced to reflect needed renovations, allowing you to build to your own specs and maximize your return. Don’t miss this chance to grab a single-family home at a fraction of the area's average.

Key facts

• Attic space
• Single-family home
• 5,227 sq ft lot

Tags

• ATTIC SPACE
• SINGLE-FAMILY HOME

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Above-grade finished area approximately 1,192 (source: assessor)
• Construction: Built (year source: public records); Aluminum and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Living room fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+6.8%/yr); 148 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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 + 6.8% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1928 — 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 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $137,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3639 Randolph Rd	0.13mi	3/1.0	1,248 (+5%)	2mo	$130,000	$104	85
994 Yellowstone Ave	0.23mi	3/2.0	1,190 (-0%)	2mo	$140,000	$118	83
952 Elbon Rd	0.17mi	3/2.0	1,222 (+2%)	2mo	$162,000	$133	82
3570 Randolph Rd	0.09mi	3/1.0	1,286 (+8%)	1mo	$147,500	$115	82
2400 Noble Rd	0.24mi	4/1.0 (+1)	1,220 (+2%)	3mo	$139,900	$115	77
953 Whitby Rd	0.31mi	2/1.5 (-1)	1,188 (-0%)	3mo	$145,000	$122	76
1004 Woodview Rd	0.30mi	3/1.0	1,309 (+10%)	1mo	$91,000	$70	69
3752 Wallingford Rd	0.40mi	3/1.5	1,314 (+10%)	2mo	$190,000	$145	61
3513 Boynton Rd	0.60mi	3/3.0	1,178 (-1%)	2mo	$268,900	$228	60
965 Whitby Rd	0.33mi	3/1.0	1,355 (+14%)	2mo	$120,000	$89	60
945 Dresden Rd	0.59mi	3/1.0	1,344 (+13%)	3mo	$85,000	$63	49
3797 Delmore Rd	0.64mi	3/1.5	1,344 (+13%)	3mo	$145,000	$108	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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $9,268
• Equity at exit: $18,638

10-year hold

• IRR: 19.2%
• Equity multiple: 2.92×
• Total profit: $67,081
• Equity at exit: $10,808

Cash invested: $35,000 (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 44121

• Rents YoY: 6.8%
• Active inventory: 148
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$656
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $359

Break-even live

Break-even rent $1,185

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $430	-5% $394	+0% $359	+5% $324	+10% $288
Rent	-10% $229	-5% $294	+0% $359	+5% $424	+10% $488
Rate	-1.0pp $422	-0.5pp $391	base $359	+0.5pp $327	+1.0pp $294

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2270 Noble Rd Cleveland, OH	2.0	1.0	800	$850	$1.06	16d	1	0.06mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	2d	1	0.21mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	11d	1	0.23mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	2d	1	0.26mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	0.26mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	0.29mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	24d	1	0.30mi
2481 Noble Rd Cleveland, OH	1.0–2.0	1.0	785	$950	$1.21	16d	5	0.35mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	16d	1	0.36mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	16d	1	0.39mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	2d	1	0.41mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	16d	1	0.43mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	16d	1	0.51mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	0.55mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	0.59mi
2657 Noble Rd Cleveland, OH	2.0	1.0	850	$975	$1.15	20d	1	0.71mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	0.77mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	2d	39	0.81mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	3d	1	0.94mi
1867 N Taylor Rd Apt 309 Cleveland, OH	2.0	1.0	850	$700	$0.82	44d	1	0.97mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	2d	1	1.07mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	24d	1	1.07mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	24d	1	1.08mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	2d	1	1.14mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	1.19mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	2d	26	1.19mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	44d	1	1.22mi
1801 Stanwood Rd Unit 13 East Cleveland, OH	2.0	1.0	800	$900	$1.12	44d	1	1.22mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	44d	1	1.23mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	2d	1	1.34mi
14835 Euclid Ave Cleveland, OH	1.0–2.0	1.0	712	$850	$1.19	44d	12	1.36mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	3d	18	1.36mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	24d	1	1.38mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	24d	1	1.41mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	44d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $125,000 Active 55 DOM
2. 2026-06-17
   days on market $125,000 Active 54 DOM
3. 2026-06-16
   days on market $125,000 Active 53 DOM
4. 2026-06-15
   days on market $125,000 Active 52 DOM
5. 2026-06-13
   days on market $125,000 Active 50 DOM
6. 2026-06-09
   days on market $125,000 Active 46 DOM
7. 2026-06-08
   days on market $125,000 Active 45 DOM
8. 2026-06-07
   days on market $125,000 Active 44 DOM
9. 2026-06-05
   days on market $125,000 Active 41 DOM
10. 2026-06-03
    days on market $125,000 Active 40 DOM
11. 2026-06-02
    days on market $125,000 Active 39 DOM
12. 2026-06-01
    days on market $125,000 Active 38 DOM
13. 2026-05-31
    days on market $125,000 Active 37 DOM
14. 2026-04-24
    listed $125,000 Active
15. 2026-03-24
    price $159,900
16. 2026-03-14
    status Active
17. 2026-01-30
    price $179,900
18. 2025-12-22
    price $199,900
19. 2025-12-22
    price $199,000
20. 2025-09-19
    listed $204,900 Active
21. 2025-03-27
    historical
22. 2025-03-27
    status Active
23. 2025-03-18
    historical Contingent
24. 2025-02-27
    listed $110,000 Active
25. 2024-06-18
    historical
26. 2024-03-18
    listed $110,000 Active
27. 2006-11-22
    soldstatus $110,000
28. 2006-10-22
    historical
29. 2006-03-18
    listed $126,900
30. 1985-12-06
    soldstatus $36,500
31. 1981-07-17
    soldstatus $48,000

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $2,739 · $228/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: $19,668
• − Mortgage interest: −$7,002
• − Property taxes: −$2,739
• − Insurance: −$625
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,636
• Taxable income: $2,518
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,703/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): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+160.4% since first listed

18 events — show timeline

• 2026-04-24 Listed $125,000 MLSNOW
• 2026-03-24 Price Changed $159,900 MLSNOW
• 2026-03-14 Relisted — MLSNOW
• 2026-01-30 Price Changed $179,900 MLSNOW
• 2025-12-22 Price Changed $199,900 MLSNOW
• 2025-12-22 Price Changed $199,000 MLSNOW
• 2025-09-19 Listed $204,900 MLSNOW
• 2025-03-27 Listing Removed — MLSNOW
• 2025-03-27 Relisted — MLSNOW
• 2025-03-18 Contingent — MLSNOW
• 2025-02-27 Listed $110,000 MLSNOW
• 2024-06-18 Listing Removed — MLSNOW
• 2024-03-18 Listed $110,000 MLSNOW
• 2006-11-22 Sold (Public Records) $110,000 Public Records
• 2006-10-22 Listing Removed — MLSNOW
• 2006-03-18 Listed $126,900 MLSNOW
• 1985-12-06 Sold (Public Records) $36,500 Public Records
• 1981-07-17 Sold (Public Records) $48,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,739 · +7.4% YoY. Source: county tax records.