20731 Goller Ave · Euclid, OH 44119

$169,500

5 bd · 2.0 ba · 1,716 sqft · MultiFamily public records · 83 Days on market

Built 1918 5,758 sqft lot $99/sqft · at area comps Est $172k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +8.2/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fantastic investment opportunity! Well-maintained duplex featuring two spacious units, each offering 2 bedrooms and 1 full bath. Upper and lower units provide functional layouts with comfortable living spaces and strong rental potential. Long term tenant in lower unit for stable income. Rent is government backed for secure income. Upper unit is turn key with new flooring and many new windows. Separate entrances offer privacy for tenants. B-Dry basement waterproofing system to be installed by seller. Property also includes a 2-car detached garage, providing added tenant convenience and additional income potential. A solid addition to any investment portfolio!

Key facts

• 5,758 sq ft lot
• 2 garage spots
• Built 1918

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive. Per door: $354/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.8% 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 (+15.3%/yr); 27 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,459/mo this rent would consume 67% of the median local household income ($44k/yr) (locally 657% 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 $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $15k; list at $170k implies a 1029% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $172,274
• List price: $169,500
• Delta: -1.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20572 Lindbergh Ave	0.19mi	5/2.0	1,716 (0%)	19mo	$120,000	$70	76
324 E 200th St	0.60mi	4/2.0 (-1)	1,944 (+13%)	21mo	$175,000	$90	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.65×
• Total profit: $30,644
• Equity at exit: $25,273

10-year hold

• IRR: 27.4%
• Equity multiple: 4.04×
• Total profit: $144,136
• Equity at exit: $14,655

Cash invested: $47,460 (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 44119

• Home prices YoY: -33.4%
• Rents YoY: 15.3%
• Active inventory: 27
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$889
• Tax from tax record: −$276 /mo · $3,312/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $707

Break-even live

Break-even rent $1,564

Max offer price $169,500

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,458
Total (2 units)			$2,459

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19450 Monterey Ave Cleveland, OH	5.0	1.5	1800	$1,690	$0.94	4d	1	0.40mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	44d	1	0.44mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	3d	1	0.45mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	2d	1	0.45mi
20547 Fuller Ave Euclid, OH	5.0	3.0	1600	$1,800	$1.12	16d	1	0.56mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	44d	1	0.59mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	16d	1	0.59mi
21000 Crystal Ave Euclid, OH	5.0	2.0	1512	$2,150	$1.42	17d	1	0.65mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	21d	1	1.18mi

Listing history 8 events

1. 2026-05-11
   price $169,500 666-char remark

   Show marketing remark (666 chars)

   Fantastic investment opportunity! Well-maintained duplex featuring two spacious units, each offering 2 bedrooms and 1 full bath. Upper and lower units provide functional layouts with comfortable living spaces and strong rental potential. Long term tenant in lower unit for stable income. Rent is government backed for secure income. Upper unit is turn key with new flooring and many new windows. Separate entrances offer privacy for tenants. B-Dry basement waterproofing system to be installed by seller. Property also includes a 2-car detached garage, providing added tenant convenience and additional income potential. A solid addition to any investment portfolio!

2. 2026-02-26
   listed $175,000 Active 666-char remark

   Show marketing remark (666 chars)

   Fantastic investment opportunity! Well-maintained duplex featuring two spacious units, each offering 2 bedrooms and 1 full bath. Upper and lower units provide functional layouts with comfortable living spaces and strong rental potential. Long term tenant in lower unit for stable income. Rent is government backed for secure income. Upper unit is turn key with new flooring and many new windows. Separate entrances offer privacy for tenants. B-Dry basement waterproofing system to be installed by seller. Property also includes a 2-car detached garage, providing added tenant convenience and additional income potential. A solid addition to any investment portfolio!

3. 2009-02-26
   soldstatus $15,009
4. 2008-09-19
   listed $22,000
5. 2004-06-04
   soldstatus $141,000
6. 2004-06-04
   soldstatus $141,000
7. 2004-01-07
   listed $139,900
8. 1990-01-25
   soldstatus $59,000

ⓘ 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: $3,312 · $276/mo
• Projected year-2 tax: $3,312 · $276/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: $29,508
• − Mortgage interest: −$9,495
• − Property taxes: −$3,312
• − Insurance: −$848
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$4,931
• Taxable income: $6,202
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $6,997/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): 13,243
• Household income: $44,077
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 657.0

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 (58%)
• Race & ethnicity: Black 58% White 38% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -81.78%
• Current HPI: 163.1502
• Rent YoY: ▲ 15.32%
• 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

+187.3% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $169,500 MLSNOW
• 2026-02-26 Listed $175,000 MLSNOW
• 2009-02-26 Sold (MLS) $15,009 MLSNOW
• 2008-09-19 Listed $22,000 MLSNOW
• 2004-06-04 Sold (Public Records) $141,000 Public Records
• 2004-06-04 Sold (MLS) $141,000 MLSNOW
• 2004-01-07 Listed $139,900 MLSNOW
• 1990-01-25 Sold (Public Records) $59,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,312 · -3.0% YoY. Source: county tax records.