4410 Ardmore Rd · South Euclid, OH 44121

$199,000

3 bd · 1.0 ba · 1,590 sqft · SingleFamily public records · 60 Days on market

Built 1929 8,202 sqft lot Est $224k · 11% under

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Why this score? — see what drove the D 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).

• ARV discount +12.6/15.0
• Cash flow +10.3/30.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Huge Tudor/Newer Hwt/New Furn. & C-air/Loads Of Closet Space/Fin. Bsmtwbar+1/2bth/1st. Flr. Utility/Breakfast Nook/Updated Elec/New Drive/Fenced Yrd/Brick Gar. Was Carriage House/Huge 3rd. Could Be Fin. Into Another Room/

Key facts

• Finished attic
• Updated home
• Updated kitchen

Tags

• UPDATED HOME
• FIREPLACE
• OFFICE LIBRARY AREA
• UPDATED KITCHEN
• LAUNDRY NOOK
• FINISHED ATTIC

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Aluminum siding; Asphalt/fiberglass roof; Above-grade finished living area reported
• Construction: Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Lot recorded at 0.1883 acres; Below-grade finished area present

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement; One fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (10.8% below list).
• Recommended offer: $178k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rowland Elementary School (math 27% / reading 32%, grade F, #1,158 of 1,584 statewide, top 75%, 434 students, 50% FRL); Memorial Junior High School (math 19% / reading 45%, grade F, #559 of 654 statewide, top 87%, 497 students, 51% FRL); Brush High School (math 32% / reading 47%, grade F, #528 of 781 statewide, top 71%, 1,041 students, 44% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 26 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $117k; list at $199k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,568 (10.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $224,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4381 Lucille Ave	0.25mi	3/1.5	1,608 (+1%)	2mo	$227,000	$141	83
1381 S Green Rd	0.20mi	4/1.5 (+1)	1,671 (+5%)	1mo	$156,500	$94	74
1494 Laclede Rd	0.52mi	3/1.5	1,596 (+0%)	1mo	$196,000	$123	72
1503 Sheridan Rd	0.61mi	3/1.5	1,510 (-5%)	1mo	$237,500	$157	60
1393 Dorsh Rd	0.64mi	3/2.0	1,672 (+5%)	0mo	$225,000	$135	58
4531 Ardendale Rd	0.59mi	3/1.5	1,697 (+7%)	2mo	$265,000	$156	58
1551 Westdale Rd	0.62mi	3/2.0	1,685 (+6%)	0mo	$240,000	$142	57
1166 Argonne Rd	0.55mi	4/1.5 (+1)	1,700 (+7%)	1mo	$265,000	$156	55
4345 W Anderson Rd	0.55mi	4/2.0 (+1)	1,494 (-6%)	1mo	$195,000	$131	54
4776 Burger Rd	0.71mi	4/1.5 (+1)	1,657 (+4%)	1mo	$155,000	$94	52
4784 Burger Rd	0.73mi	3/1.5	1,686 (+6%)	2mo	$242,500	$144	52
1375 Winston	0.62mi	3/1.5	1,364 (-14%)	2mo	$109,600	$80	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: -15.6%
• Equity multiple: 0.42×
• Total profit: $-32,046
• Equity at exit: $29,672

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-4,797
• Equity at exit: $17,206

Cash invested: $55,720 (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: 150
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-111

Break-even live

Break-even rent $1,916

Max offer price $179,430

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-54	+0% $-111	+5% $-167	+10% $-223
Rent	-10% $-251	-5% $-181	+0% $-111	+5% $-41	+10% $29
Rate	-1.0pp $-11	-0.5pp $-60	base $-111	+0.5pp $-162	+1.0pp $-215

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	18d	1	0.13mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	0d	1	0.39mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	0.51mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	45d	1	0.55mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	18d	1	0.66mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	45d	1	0.66mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	0.79mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	0.81mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,600	$1.33	0d	1	0.95mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	9d	1	0.96mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	0.96mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	1.00mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	0d	1	1.01mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	5d	1	1.01mi
3924 Orchard Rd Cleveland, OH	3.0	1.0	1407	$1,995	$1.42	0d	1	1.02mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	45d	1	1.03mi
3930 Delmore Rd Cleveland, OH	4.0	1.5	1600	$1,640	$1.02	0d	1	1.08mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	1.08mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	45d	1	1.11mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.15mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	1.17mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	0d	1	1.19mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.36mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	1.39mi
4456 Donna Dr Richmond Heights, OH	3.0	2.5	1940	$2,295	$1.18	0d	1	1.43mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	16d	1	1.44mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $199,000 Pending 60 DOM
2. 2026-06-09
   days on market $199,000 Active 59 DOM
3. 2026-06-08
   days on market $199,000 Active 58 DOM
4. 2026-06-07
   days on market $199,000 Active 57 DOM
5. 2026-06-05
   days on market $199,000 Active 54 DOM
6. 2026-06-03
   days on market $199,000 Active 53 DOM
7. 2026-06-02
   days on market $199,000 Active 52 DOM
8. 2026-06-01
   days on market $199,000 Active 51 DOM
9. 2026-05-31
   days on market $199,000 Active 50 DOM
10. 2026-05-21
    status Active
11. 2026-03-24
    status Pending
12. 2026-02-12
    listed $199,000 Active
13. 2025-12-26
    historical
14. 2025-12-08
    price $214,900
15. 2025-11-11
    price $217,500
16. 2025-09-16
    status Active
17. 2025-09-04
    price $224,900
18. 2025-05-29
    status Active
19. 2025-05-29
    price $247,770
20. 2025-04-18
    price $239,900
21. 2025-03-27
    listed $249,900 Active
22. 2006-08-28
    soldstatus $117,000 230-char remark

    Show marketing remark (230 chars)

    Nice Huge Tudor/Newer Hwt/New Furn. & C-air/Loads Of Closet Space/Fin. Bsmtwbar+1/2bth/1st. Flr. Utility/Breakfast Nook/Updated Elec/New Drive/Fenced Yrd/Brick Gar. Was Carriage House/Huge 3rd. Could Be Fin. Into Another Room/

23. 2006-08-28
    soldstatus $117,000

    Show marketing remark (230 chars)

    Nice Huge Tudor/Newer Hwt/New Furn. & C-air/Loads Of Closet Space/Fin. Bsmtwbar+1/2bth/1st. Flr. Utility/Breakfast Nook/Updated Elec/New Drive/Fenced Yrd/Brick Gar. Was Carriage House/Huge 3rd. Could Be Fin. Into Another Room/

24. 2006-05-09
    listed $119,700 230-char remark

    Show marketing remark (230 chars)

    Nice Huge Tudor/Newer Hwt/New Furn. & C-air/Loads Of Closet Space/Fin. Bsmtwbar+1/2bth/1st. Flr. Utility/Breakfast Nook/Updated Elec/New Drive/Fenced Yrd/Brick Gar. Was Carriage House/Huge 3rd. Could Be Fin. Into Another Room/

25. 1987-04-21
    soldstatus $65,200
26. 1987-04-21
    soldstatus $65,107

ⓘ 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,308
• − Mortgage interest: −$11,147
• − Property taxes: −$4,645
• − Insurance: −$995
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$5,789
• Taxable loss: −$4,677
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $-207/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, 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: 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

+205.2% since first listed

17 events — show timeline

• 2026-05-21 Relisted — MLSNOW
• 2026-03-24 Pending — MLSNOW
• 2026-02-12 Listed $199,000 MLSNOW
• 2025-12-26 Listing Removed — MLSNOW
• 2025-12-08 Price Changed $214,900 MLSNOW
• 2025-11-11 Price Changed $217,500 MLSNOW
• 2025-09-16 Relisted — MLSNOW
• 2025-09-04 Price Changed $224,900 MLSNOW
• 2025-05-29 Relisted — MLSNOW
• 2025-05-29 Price Changed $247,770 MLSNOW
• 2025-04-18 Price Changed $239,900 MLSNOW
• 2025-03-27 Listed $249,900 MLSNOW
• 2006-08-28 Sold (Public Records) $117,000 Public Records
• 2006-08-28 Sold (MLS) $117,000 MLSNOW
• 2006-05-09 Listed $119,700 MLSNOW
• 1987-04-21 Sold (Public Records) $65,107 Public Records
• 1987-04-21 Sold (Public Records) $65,200 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,645 · +21.6% YoY. Source: county tax records.