14415 Alder Ave · East Cleveland, OH 44112

$85,000

4 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 56 Days on market

Built 1916 4,878 sqft lot $63/sqft · 141% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Move in ready. 3rd floor attic can be turned into a 4th bedroom.

Key facts

• Oak cabinets
• Formal dining room
• Huge eat-in kitchen

Tags

• FRONT PORCH
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• HUGE EAT-IN KITCHEN
• OAK CABINETS
• SLEEK COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Caledonia Elementary School (246 students, 0% FRL); W.H. Kirk Middle School (math 6% / reading 15%, grade F, #642 of 654 statewide, top 98%, 291 students, 0% FRL); Shaw High School (math 2% / reading 27%, grade F, #706 of 781 statewide, top 92%, 541 students, 0% FRL) — zoned schools average 0% FRL vs 92% district-wide (92 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 100 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,482/mo this rent would consume 62% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 11 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 $47k; list at $85k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1916 — 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: 1.74% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.69%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (median comp): $35,221
• List price: $85,000
• Delta: 141.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1367 Shawview Ave	0.24mi	3/1.0 (-1)	1,273 (-6%)	8mo	$22,000	$17	67
1273 E 135th St	0.40mi	4/1.0	1,256 (-7%)	3mo	$65,000	$52	66
14629 Ardenall Ave	0.32mi	3/1.0 (-1)	1,384 (+2%)	14mo	$59,000	$43	66
14526 Orinoco Ave	0.40mi	3/1.0 (-1)	1,462 (+8%)	3mo	$27,000	$18	61
1227 E 135th St	0.42mi	3/1.0 (-1)	1,312 (-3%)	15mo	$65,000	$50	58
1282 E 137th St	0.37mi	4/2.0	1,440 (+6%)	16mo	$78,500	$55	55
13500 Claiborne Rd	0.64mi	3/1.0 (-1)	1,297 (-4%)	5mo	$44,500	$34	54
13600 Graham Rd	0.65mi	5/1.0 (+1)	1,380 (+2%)	10mo	$50,100	$36	53
1929 Taylor Rd	0.75mi	4/2.0	1,344 (-1%)	15mo	$128,000	$95	47
16007 Elderwood Ave	0.50mi	3/1.0 (-1)	1,200 (-12%)	9mo	$30,000	$25	45
1524 E 133rd St	0.65mi	3/1.0 (-1)	1,232 (-9%)	6mo	$30,000	$24	44
13411 6th Ave	0.73mi	4/1.0	1,468 (+8%)	10mo	$113,000	$77	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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.19×
• Total profit: $28,288
• Equity at exit: $12,674

10-year hold

• IRR: 36.5%
• Equity multiple: 4.73×
• Total profit: $88,686
• Equity at exit: $7,349

Cash invested: $23,800 (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

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: 100
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$446
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $609

Break-even live

Break-even rent $711

Max offer price $85,000

Occupancy floor 54%

Sensitivity live

Price	-10% $657	-5% $633	+0% $609	+5% $585	+10% $561
Rent	-10% $492	-5% $550	+0% $609	+5% $667	+10% $726
Rate	-1.0pp $651	-0.5pp $630	base $609	+0.5pp $587	+1.0pp $564

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	25d	1	0.18mi
14205 Savannah Ave Cleveland, OH	3.0	1.0	1160	$1,350	$1.16	17d	1	0.42mi
13900 Potomac Ave Cleveland, OH	3.0	1.0	1172	$1,355	$1.16	25d	1	0.51mi
14312 Scioto Ave Cleveland, OH	3.0	1.0	1090	$1,300	$1.19	6d	1	0.56mi
14005 Scioto Ave Cleveland, OH	3.0	1.0	1056	$1,570	$1.49	17d	1	0.56mi
14200 Scioto Ave Cleveland, OH	3.0	1.0	1256	$1,350	$1.07	17d	1	0.57mi
14009 Mayfair Ave Unit 2 East Cleveland, OH	4.0	2.0	1144	$1,390	$1.22	45d	1	0.60mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	0.78mi
12819 Edmonton Ave Cleveland, OH	4.0	1.0	1423	$1,795	$1.26	17d	1	0.83mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	17d	1	1.00mi
651 E 115th St Cleveland, OH	4.0	2.0	1550	$1,800	$1.16	22d	1	1.25mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	17d	1	1.27mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	45d	1	1.34mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	1.35mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	25d	1	1.38mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	1.42mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	1.44mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	17d	1	1.44mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	17d	1	1.44mi
14120 Superior Ave Unit 4 East Cleveland, OH	3.0	1.0	1408	$1,350	$0.96	45d	1	1.44mi
14120 Superior Ave Unit 1 East Cleveland, OH	3.0	1.0	1400	$1,350	$0.96	12d	1	1.44mi
1229 Melbourne Rd Cleveland, OH	5.0	1.5	1600	$2,000	$1.25	45d	1	1.45mi

Listing history 46 events

1. 2026-06-21
   days on market $85,000 Active 56 DOM
2. 2026-06-18
   days on market $85,000 Active 53 DOM
3. 2026-06-17
   days on market $85,000 Active 52 DOM
4. 2026-06-16
   days on market $85,000 Active 51 DOM
5. 2026-06-15
   days on market $85,000 Active 50 DOM
6. 2026-06-13
   days on market $85,000 Active 48 DOM
7. 2026-06-13
   days on market $85,000 Active 47 DOM
8. 2026-06-09
   days on market $85,000 Active 44 DOM
9. 2026-06-08
   days on market $85,000 Active 43 DOM
10. 2026-06-07
    days on market $85,000 Active 42 DOM
11. 2026-06-05
    days on market $85,000 Active 39 DOM
12. 2026-06-03
    days on market $85,000 Active 38 DOM
13. 2026-06-02
    days on market $85,000 Active 37 DOM
14. 2026-06-01
    days on market $85,000 Active 36 DOM
15. 2026-05-31
    days on market $85,000 Active 35 DOM
16. 2026-04-26
    listed $85,000 Active 695-char remark
17. 2025-03-10
    historical $1,350
18. 2025-02-07
    listed $1,350
19. 2024-12-21
    historical $1,300
20. 2024-11-20
    listed $1,300
21. 2024-10-22
    status Pending 64-char remark

    Show marketing remark (64 chars)

    Move in ready. 3rd floor attic can be turned into a 4th bedroom.

22. 2024-10-22
    status Active 64-char remark

    Show marketing remark (64 chars)

    Move in ready. 3rd floor attic can be turned into a 4th bedroom.

23. 2024-10-22
    soldstatus $47,000

    Show marketing remark (64 chars)

    Move in ready. 3rd floor attic can be turned into a 4th bedroom.

24. 2024-10-21
    soldstatus $47,000 Closed 64-char remark

    Show marketing remark (64 chars)

    Move in ready. 3rd floor attic can be turned into a 4th bedroom.

25. 2024-09-21
    historical Contingent 64-char remark

    Show marketing remark (64 chars)

    Move in ready. 3rd floor attic can be turned into a 4th bedroom.

26. 2024-09-10
    listed $55,000 Active 64-char remark

    Show marketing remark (64 chars)

    Move in ready. 3rd floor attic can be turned into a 4th bedroom.

27. 2023-03-22
    historical
28. 2023-03-03
    listed $65,000 Active
29. 2023-02-07
    historical
30. 2023-01-28
    listed $90,000 Active
31. 2023-01-06
    historical
32. 2022-12-06
    price $75,000
33. 2022-12-01
    price $85,000
34. 2022-11-27
    price $95,000
35. 2022-11-23
    listed $105,000 Active
36. 2022-03-16
    soldstatus $32,000 Closed
37. 2022-03-05
    status Pending
38. 2022-02-01
    listed $35,000 Active
39. 2007-11-02
    historical
40. 2007-05-02
    listed $90,000
41. 2007-03-01
    soldstatus $9,000
42. 2007-02-15
    historical
43. 2006-08-11
    listed $11,900
44. 1995-01-18
    soldstatus $10,500
45. 1995-01-18
    soldstatus $21,922
46. 1976-03-01
    soldstatus $17,500

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$179/yr (+$15/mo · 18.4%)

ⓘ 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: $17,781
• − Mortgage interest: −$4,761
• − Property taxes: −$969
• − Insurance: −$425
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,473
• Taxable income: $6,308
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,790/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

+385.7% since first listed

31 events — show timeline

• 2026-04-26 Listed $85,000 MLSNOW
• 2025-03-10 Rental Removed $1,350 Avail
• 2025-02-07 Listed for Rent $1,350 Avail
• 2024-12-21 Rental Removed $1,300 Avail
• 2024-11-20 Listed for Rent $1,300 Avail
• 2024-10-22 Pending — MLSNOW
• 2024-10-22 Relisted — MLSNOW
• 2024-10-22 Sold (Public Records) $47,000 Public Records
• 2024-10-21 Sold (MLS) $47,000 MLSNOW
• 2024-09-21 Contingent — MLSNOW
• 2024-09-10 Listed $55,000 MLSNOW
• 2023-03-22 Listing Removed — MLSNOW
• 2023-03-03 Listed $65,000 MLSNOW
• 2023-02-07 Listing Removed — MLSNOW
• 2023-01-28 Listed $90,000 MLSNOW
• 2023-01-06 Listing Removed — MLSNOW
• 2022-12-06 Price Changed $75,000 MLSNOW
• 2022-12-01 Price Changed $85,000 MLSNOW
• 2022-11-27 Price Changed $95,000 MLSNOW
• 2022-11-23 Listed $105,000 MLSNOW
• 2022-03-16 Sold (MLS) $32,000 MLSNOW
• 2022-03-05 Pending — MLSNOW
• 2022-02-01 Listed $35,000 MLSNOW
• 2007-11-02 Listing Removed — MLSNOW
• 2007-05-02 Listed $90,000 MLSNOW
• 2007-03-01 Sold (MLS) $9,000 MLSNOW
• 2007-02-15 Listing Removed — MLSNOW
• 2006-08-11 Listed $11,900 MLSNOW
• 1995-01-18 Sold (Public Records) $21,922 Public Records
• 1995-01-18 Sold (Public Records) $10,500 Public Records
• 1976-03-01 Sold (Public Records) $17,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $969 · +0.0% YoY. Source: county tax records.