1016 Pembrook Rd · Cleveland Heights, OH
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $713 – $1,323
Heat risk 3/10 · Minor
- Hot days now (above 95°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
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 +25.6/30.0
- DSCR +8.5/10.0
- ARV discount +8.3/15.0
- 1% rule +7.5/10.0
- 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
$135,000
🖨 Deal sheet 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
Key facts
- 5,601 sq ft lot
- Garage
- Built 1933
Neighborhood map
What this means for you Summary
Snapshot
- This is a 3-bed/1.0-bath single-family listed at $135k.
Deal economics
- At list price, monthly cash flow is $320 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $135k).
- Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
- Cap rate 9.1% 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; 39 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.
Negotiation context
- It's been on market 46 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 33y 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 $102k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
Questions for the listing agent
- It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.25% ✓
- Cap rate
- 9.14%
- Cash-on-cash
- 10.17%
- DSCR
- 1.45
- GRM
- 6.7
CMA / ARV
- ARV (on-the-fly)
- $137,540
- Comps found
- 12
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 994 Yellowstone Ave | 0.14mi | 3/2.0 | 1,190 (-0%) | 2mo | $140,000 | $118 | 87 |
| 952 Elbon Rd | 0.12mi | 3/2.0 | 1,222 (+2%) | 2mo | $162,000 | $133 | 85 |
| 2400 Noble Rd | 0.22mi | 4/1.0 (+1) | 1,220 (+2%) | 3mo | $139,900 | $115 | 79 |
| 953 Whitby Rd | 0.25mi | 2/1.5 (-1) | 1,188 (-1%) | 3mo | $145,000 | $122 | 78 |
| 1004 Woodview Rd | 0.14mi | 3/1.0 | 1,309 (+9%) | 1mo | $91,000 | $70 | 77 |
| 3639 Randolph Rd | 0.32mi | 3/1.0 | 1,248 (+4%) | 2mo | $130,000 | $104 | 77 |
| 3513 Boynton Rd | 0.35mi | 3/3.0 | 1,178 (-2%) | 2mo | $268,900 | $228 | 71 |
| 3570 Randolph Rd | 0.34mi | 3/1.0 | 1,286 (+8%) | 1mo | $147,500 | $115 | 70 |
| 965 Whitby Rd | 0.25mi | 3/1.0 | 1,355 (+13%) | 2mo | $120,000 | $89 | 64 |
| 3752 Wallingford Rd | 0.59mi | 3/1.5 | 1,314 (+10%) | 2mo | $190,000 | $145 | 53 |
| 945 Dresden Rd | 0.56mi | 3/1.0 | 1,344 (+12%) | 3mo | $85,000 | $63 | 51 |
| 883 Caledonia Ave | 0.49mi | 3/1.5 | 1,372 (+15%) | 3mo | $99,500 | $73 | 48 |
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
- IRR
- 3.5%
- Equity multiple
- 1.14×
- Total profit
- $5,395
- Equity at exit
- $20,129
- IRR
- 16.6%
- Equity multiple
- 2.63×
- Total profit
- $61,479
- Equity at exit
- $11,672
Cash invested: $37,800 (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
ZIP-level market 44121
- Rents YoY
- 6.8%
- Active inventory
- 148
- Price-to-rent
- 6.7×
Monthly cashflow live
- Estimated rent
- $1,690 high interval (Pro) →
- Mortgage (P&I)
- −$708
- Tax from tax record
- −$251 /mo · $3,011/yr
- Insurance
- −$56
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$355
- Net cashflow
- $320
Break-even live
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
- $33,750
- Closing costs
- $4,050
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 39 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1007 Elbon Rd Cleveland, OH | 3.0 | 1.0 | 1386 | $1,400 | $1.01 | 11d | 1 | 0.06mi |
| 1035 Elbon Rd Cleveland, OH | 4.0 | 1.5 | 1304 | $1,675 | $1.28 | 16d | 1 | 0.09mi |
| 994 Yellowstone Rd Cleveland, OH | 3.0 | 2.0 | 1475 | $1,395 | $0.95 | 2d | 1 | 0.11mi |
| 2270 Noble Rd Cleveland, OH | 2.0 | 1.0 | 800 | $850 | $1.06 | 16d | 1 | 0.21mi |
| 967 Selwyn Rd Cleveland, OH | 3.0 | 1.5 | 1214 | $1,595 | $1.31 | 16d | 1 | 0.22mi |
| 963 Selwyn Rd Cleveland, OH | 4.0 | 1.0 | 1300 | $2,650 | $2.04 | 2d | 1 | 0.22mi |
| 1099 Woodview Rd Cleveland, OH | 4.0 | 1.0 | 1500 | $2,500 | $1.67 | 2d | 1 | 0.22mi |
| 953 Whitby Rd Cleveland, OH | 3.0 | 2.0 | 1188 | $1,575 | $1.33 | 24d | 1 | 0.28mi |
| 2481 Noble Rd Cleveland, OH | 1.0–2.0 | 1.0 | 785 | $950 | $1.21 | 16d | 5 | 0.32mi |
| 983 Greyton Rd Cleveland, OH | 3.0 | 2.0 | 1457 | $1,495 | $1.03 | 16d | 1 | 0.34mi |
| 3406 Henderson Rd Cleveland, OH | 4.0 | 1.5 | 1343 | $2,250 | $1.68 | 16d | 1 | 0.38mi |
| 915 Nela View Rd Cleveland, OH | 4.0 | 1.0 | 1300 | $2,600 | $2.00 | 16d | 1 | 0.39mi |
| 3337 Sylvanhurst Rd Cleveland, OH | 3.0 | 1.0 | 1334 | $1,800 | $1.35 | 8d | 1 | 0.47mi |
| 886 Helmsdale Rd Cleveland Heights, OH | 2.0 | 1.0 | 1037 | $995 | $0.96 | 16d | 1 | 0.48mi |
| 2401 N Taylor Rd Cleveland, OH | 3.0 | 1.0 | 1347 | $1,325 | $0.98 | 8d | 1 | 0.58mi |
| 876 Eloise Dr Unit Upper Cleveland Heights, OH | 2.0 | 1.0 | 1233 | $1,200 | $0.97 | 16d | 1 | 0.58mi |
| 2657 Noble Rd Cleveland, OH | 2.0 | 1.0 | 850 | $975 | $1.15 | 20d | 1 | 0.61mi |
| 3810 Parkdale Rd Cleveland, OH | 3.0 | 1.5 | 1281 | $2,067 | $1.61 | 2d | 1 | 0.77mi |
| 3755 Mayfield Rd Cleveland Heights, OH | 1.0–2.0 | 1.0 | 800 | $1,175 | $1.47 | 24d | 1 | 0.89mi |
| 16000 Terrace Rd Cleveland, OH | 1.0–3.0 | 1.0–2.0 | 1000 | $1,210 | $1.21 | 2d | 39 | 0.91mi |
| 2868 Noble Rd Unit 16 Cleveland Heights, OH | 3.0 | 1.5 | 1200 | $1,750 | $1.46 | 2d | 1 | 0.91mi |
| 2868 Noble Rd Cleveland, OH | 3.0 | 1.5 | 1200 | $1,250 | $1.04 | 24d | 1 | 0.92mi |
| 35 Severance Cir Cleveland Heights, OH | 1.0–2.0 | 1.0–2.0 | 832 | $1,570 | $1.89 | 2d | 26 | 0.99mi |
| 1462 Parkhill Rd Cleveland, OH | 4.0 | 1.0 | 1451 | $1,950 | $1.34 | 2d | 1 | 1.00mi |
| 1867 N Taylor Rd Apt 309 Cleveland, OH | 2.0 | 1.0 | 850 | $700 | $0.82 | 44d | 1 | 1.03mi |
| 30 Severance Cir Cleveland Heights, OH | 1.0–2.0 | 1.0–2.0 | 762 | $1,700 | $2.23 | 2d | 18 | 1.16mi |
| 1497 S Noble Rd Cleveland, OH | 4.0 | 1.0 | 1250 | $2,650 | $2.12 | 2d | 1 | 1.17mi |
| 1584 Maple Rd Cleveland, OH | 3.0 | 2.0 | 1359 | $1,700 | $1.25 | 24d | 1 | 1.19mi |
| 1801 Stanwood Rd Unit 13 East Cleveland, OH | 2.0 | 1.0 | 800 | $900 | $1.12 | 44d | 1 | 1.24mi |
| 303 S Green Rd Cleveland, OH | 4.0 | 2.0 | 1381 | $1,700 | $1.23 | 2d | 1 | 1.24mi |
| 1726 Taylor Rd East Cleveland, OH | 2.0 | 1.0 | 900 | $972 | $1.08 | 44d | 1 | 1.28mi |
| 15421 Plymouth Pl East Cleveland, OH | 2.0 | 1.0 | 950 | $972 | $1.02 | 44d | 1 | 1.29mi |
| 1478 Sherbrook Rd Cleveland, OH | 3.0 | 1.0 | 1170 | $1,195 | $1.02 | 44d | 1 | 1.29mi |
| 14835 Euclid Ave Cleveland, OH | 1.0–2.0 | 1.0 | 712 | $850 | $1.19 | 44d | 12 | 1.36mi |
| 1462 Felton Rd Cleveland, OH | 3.0 | 1.0 | 1222 | $1,500 | $1.23 | 16d | 1 | 1.37mi |
| 1405 Villa Dr Cleveland, OH | 4.0 | 1.5 | 1480 | $1,790 | $1.21 | 16d | 1 | 1.39mi |
| 3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH | 3.0 | 1.0 | 1452 | $1,687 | $1.16 | 4d | 1 | 1.43mi |
| 3407 Altamont Rd Unit 2nd Floor Cleveland, OH | 3.0 | 1.0 | 1212 | $1,095 | $0.90 | 24d | 1 | 1.50mi |
| 14813 Alder Ave Cleveland, OH | 3.0 | 1.0 | 1188 | $1,150 | $0.97 | 24d | 1 | 1.50mi |
Listing history 28 events
-
2026-06-17status $135,000 Pending 46 DOM
-
2026-06-16days on market $135,000 Contingent 46 DOM
-
2026-06-15days on market $135,000 Contingent 45 DOM
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2026-06-13days on market $135,000 Contingent 43 DOM
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2026-06-09days on market $135,000 Contingent 39 DOM
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2026-06-08days on market $135,000 Contingent 38 DOM
-
2026-06-07days on market $135,000 Contingent 37 DOM
-
2026-06-05days on market $135,000 Contingent 34 DOM
-
2026-06-03days on market $135,000 Contingent 33 DOM
-
2026-06-02days on market $135,000 Contingent 32 DOM
-
2026-06-01days on market $135,000 Contingent 31 DOM
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2026-05-31days on market $135,000 Contingent 30 DOM
-
2026-05-18status Active
-
2026-05-03historical Contingent
-
2026-05-01$135,000 Active
-
2022-12-17status Pending 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
-
2022-12-15soldstatus $102,500
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2022-12-12soldstatus $102,500 Closed 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
-
2022-11-12historical Contingent 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
-
2022-11-05price $110,000 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
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2022-08-06price $119,900 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
-
2022-07-25price $125,900 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
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2022-06-29$139,900 Active 779-char remark
Show marketing remark (779 chars)
Welcome to your three bedroom one bathroom brick colonial home located only a few blocks of an outdoor track. The home is situated on a deep lot with a partially fenced backyard. Upon entering the home you can smell the freshly painted walls and see the beautifully resurfaced hardwood floors throughout the living areas. The kitchen boasts an updated look with an attached breakfast nook. Also, the second floor tile bathroom was updated to feature grab bars in the shower/tub area. One of the three bedrooms features a back porch and walk-in closet. The attic has covered beams and can be converted into an additional living space for a fourth bedroom. House being sold “as-is”. Many POS violations completed. One year Home warranty will be paid for by the seller.
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1993-11-26soldstatus $66,000 160-char remark
Show marketing remark (160 chars)
Charming Tudor Style Brick Col With Neutral Decor. Newer Kit W/ Bkfst Nook, Gutters. Ext Trim Painted '93 Wbfp, Fenced Yard. A Winner For First Time Home Buyer!
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1993-11-26soldstatus $66,000
Show marketing remark (160 chars)
Charming Tudor Style Brick Col With Neutral Decor. Newer Kit W/ Bkfst Nook, Gutters. Ext Trim Painted '93 Wbfp, Fenced Yard. A Winner For First Time Home Buyer!
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1993-09-30historical 160-char remark
Show marketing remark (160 chars)
Charming Tudor Style Brick Col With Neutral Decor. Newer Kit W/ Bkfst Nook, Gutters. Ext Trim Painted '93 Wbfp, Fenced Yard. A Winner For First Time Home Buyer!
-
1993-06-25$66,900 160-char remark
Show marketing remark (160 chars)
Charming Tudor Style Brick Col With Neutral Decor. Newer Kit W/ Bkfst Nook, Gutters. Ext Trim Painted '93 Wbfp, Fenced Yard. A Winner For First Time Home Buyer!
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1984-05-07soldstatus $47,000
ⓘ 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
- $3,011 · $251/mo
- Projected year-2 tax
- $3,011 · $251/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 · 16 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,283
- − Mortgage interest
- −$7,562
- − Property taxes
- −$3,011
- − Insurance
- −$675
- − Repairs & maintenance
- −$1,623
- − Management
- −$1,623
- − Depreciation
- −$3,927
- Taxable income
- $1,863
- Est. tax owed @ 24.0%
- −$447
- After-tax cash flow
- $3,395/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
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
- 32,668
- Metro
- Cleveland-Elyria, OH
- Population (ZIP)
- 32,312
- Household income
- $76,767
- Rent vs 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 |
|
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Price history
+187.2% since first listed16 events — show timeline
- 2026-05-18 Relisted — MLSNOW
- 2026-05-03 Contingent — MLSNOW
- 2026-05-01 Listed $135,000 MLSNOW
- 2022-12-17 Pending — MLSNOW
- 2022-12-15 Sold (Public Records) $102,500 Public Records
- 2022-12-12 Sold (MLS) $102,500 MLSNOW
- 2022-11-12 Contingent — MLSNOW
- 2022-11-05 Price Changed $110,000 MLSNOW
- 2022-08-06 Price Changed $119,900 MLSNOW
- 2022-07-25 Price Changed $125,900 MLSNOW
- 2022-06-29 Listed $139,900 MLSNOW
- 1993-11-26 Sold (Public Records) $66,000 Public Records
- 1993-11-26 Sold (MLS) $66,000 MLSNOW
- 1993-09-30 Listing Removed — MLSNOW
- 1993-06-25 Listed $66,900 MLSNOW
- 1984-05-07 Sold (Public Records) $47,000 Public Records
Property tax history
-1.1%/yrLatest (2025): $3,011 · -2.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…