422 Clearview Dr Unit J10 · Euclid, OH 44123

$65,000

2 bd · 1.0 ba · 704 sqft · Condo public records · 48 Days on market

Built 1951 $92/sqft · 40% above area Est $46k · 40% over $212/mo HOA · 22% of rent

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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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully remodeled 2-bedroom, 1-bath townhouse offering 704 sq. ft. of comfortable living space. Recently updated throughout, this home combines modern upgrades with everyday convenience. Step inside to find a freshly painted interior featuring new recessed lighting in the living room, stylish ceiling fan in the dining room, and a fully remodeled kitchen and bathroom. The kitchen shines with brand-new appliances and sleek backsplash. Additional highlights include newly installed central air (2025) for year-round comfort and a designated garage space for secure parking and storage. Don’t miss the chance to own this turnkey townhouse—perfect for a first-time buyer or downsizer!

Key facts

• Updated appliances
• Private garage
• Recessed lighting

Tags

• HARDWOOD FLOORS
• RECESSED LIGHTING
• UPDATED APPLIANCES
• IN-UNIT WASHER AND DRYER
• AMPLE STORAGE
• PRIVATE GARAGE

Property features AI

Finance

• HOA & community: Monthly association fee of $212 that includes parking and a reserve fund; Community amenities: golf, lake, park

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story property
• Construction: Built (year from public records); Asphalt/fiberglass roof
• Exterior features: Brick exterior; Private entrance; Faces east; Entry level is 1

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (gas)
• Interior features: Private entrance; Full finished basement
• Laundry & utility: Washer and Dryer located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.7% 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: 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.
• Zoned schools: Arbor Elementary School (math 17% / reading 28%, grade F, #1,239 of 1,584 statewide, top 78%, 370 students, 0% FRL); Euclid Middle School (math 10% / reading 22%, grade F, #624 of 654 statewide, top 96%, 934 students, 0% FRL); Euclid High School (math 7% / reading 33%, grade F, #675 of 781 statewide, top 87%, 1,618 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 96 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 + 5.3% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.51% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 5.5

CMA / ARV

• ARV (median comp): $46,303
• List price: $65,000
• Delta: 40.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $619
• Equity at exit: $9,692

10-year hold

• IRR: 13.4%
• Equity multiple: 2.22×
• Total profit: $22,209
• Equity at exit: $5,620

Cash invested: $18,200 (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 44123

• Home prices YoY: -25.0%
• Rents YoY: 5.3%
• Active inventory: 96
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $983 high
• Mortgage (P&I): −$341
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$27
• HOA: −$212
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $137

Break-even live

Break-even rent $809

Max offer price $65,000

Occupancy floor 81%

Sensitivity live

Price	-10% $174	-5% $155	+0% $137	+5% $118	+10% $100
Rent	-10% $59	-5% $98	+0% $137	+5% $176	+10% $214
Rate	-1.0pp $170	-0.5pp $153	base $137	+0.5pp $120	+1.0pp $103

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	45d	1	0.05mi
681 Babbitt Rd Euclid, OH	1.0	1.0	684	$1,000	$1.46	45d	1	0.51mi
20801 Crystal Ave Unit 1 Euclid, OH	1.0	1.0	600	$1,100	$1.83	9d	1	0.53mi
22705 Lakeshore Blvd Euclid, OH	1.0	1.0	605	$850	$1.40	3d	10	0.78mi
19351 Lakeshore Blvd Apt 8 Euclid, OH	1.0	1.0	500	$925	$1.85	45d	1	1.02mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	22d	3	1.06mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$972	$1.14	3d	7	1.08mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	3d	10	1.17mi
19205 Pasnow Ave Euclid, OH	3.0	1.0	698	$1,575	$2.26	3d	1	1.19mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$1,075	$1.68	5d	8	1.38mi
4 Gateway Dr Euclid, OH	2.0	1.0–2.0	650	$1,150	$1.77	9d	5	1.40mi

HOA detail condo

• Monthly dues: $212 · $2,544/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-17
   status $65,000 Pending 48 DOM
2. 2026-06-17
   days on market $65,000 Active 48 DOM
3. 2026-06-16
   days on market $65,000 Active 47 DOM
4. 2026-06-15
   days on market $65,000 Active 46 DOM
5. 2026-06-13
   pricedays on market $65,000 Active 44 DOM
6. 2026-06-09
   days on market $75,000 Active 40 DOM
7. 2026-06-08
   days on market $75,000 Active 39 DOM
8. 2026-06-07
   days on market $75,000 Active 38 DOM
9. 2026-06-05
   days on market $75,000 Active 35 DOM
10. 2026-06-03
    days on market $75,000 Active 34 DOM
11. 2026-06-02
    days on market $75,000 Active 33 DOM
12. 2026-06-01
    days on market $75,000 Active 32 DOM
13. 2026-05-31
    days on market $75,000 Active 31 DOM
14. 2026-05-05
    historical Contingent 814-char remark
15. 2026-04-30
    listed $79,900 Active 814-char remark
16. 2026-04-23
    historical
17. 2026-04-16
    status Active
18. 2026-03-03
    status Pending
19. 2026-02-19
    price $79,900
20. 2026-02-03
    listed $82,500 Active
21. 2025-11-20
    soldstatus $62,000
22. 2025-11-19
    soldstatus $62,000 Closed

    Show marketing remark (709 chars)

    Welcome to this fully remodeled 2-bedroom, 1-bath townhouse offering 704 sq. ft. of comfortable living space. Recently updated throughout, this home combines modern upgrades with everyday convenience. Step inside to find a freshly painted interior featuring new recessed lighting in the living room, stylish ceiling fan in the dining room, and a fully remodeled kitchen and bathroom. The kitchen shines with brand-new appliances and sleek backsplash. Additional highlights include newly installed central air (2025) for year-round comfort and a designated garage space for secure parking and storage. Don’t miss the chance to own this turnkey townhouse—perfect for a first-time buyer or downsizer!

23. 2025-10-26
    status Pending

    Show marketing remark (709 chars)

    Welcome to this fully remodeled 2-bedroom, 1-bath townhouse offering 704 sq. ft. of comfortable living space. Recently updated throughout, this home combines modern upgrades with everyday convenience. Step inside to find a freshly painted interior featuring new recessed lighting in the living room, stylish ceiling fan in the dining room, and a fully remodeled kitchen and bathroom. The kitchen shines with brand-new appliances and sleek backsplash. Additional highlights include newly installed central air (2025) for year-round comfort and a designated garage space for secure parking and storage. Don’t miss the chance to own this turnkey townhouse—perfect for a first-time buyer or downsizer!

24. 2025-10-04
    price $64,499

    Show marketing remark (709 chars)

    Welcome to this fully remodeled 2-bedroom, 1-bath townhouse offering 704 sq. ft. of comfortable living space. Recently updated throughout, this home combines modern upgrades with everyday convenience. Step inside to find a freshly painted interior featuring new recessed lighting in the living room, stylish ceiling fan in the dining room, and a fully remodeled kitchen and bathroom. The kitchen shines with brand-new appliances and sleek backsplash. Additional highlights include newly installed central air (2025) for year-round comfort and a designated garage space for secure parking and storage. Don’t miss the chance to own this turnkey townhouse—perfect for a first-time buyer or downsizer!

25. 2025-09-27
    price $64,999

    Show marketing remark (709 chars)

    Welcome to this fully remodeled 2-bedroom, 1-bath townhouse offering 704 sq. ft. of comfortable living space. Recently updated throughout, this home combines modern upgrades with everyday convenience. Step inside to find a freshly painted interior featuring new recessed lighting in the living room, stylish ceiling fan in the dining room, and a fully remodeled kitchen and bathroom. The kitchen shines with brand-new appliances and sleek backsplash. Additional highlights include newly installed central air (2025) for year-round comfort and a designated garage space for secure parking and storage. Don’t miss the chance to own this turnkey townhouse—perfect for a first-time buyer or downsizer!

26. 2025-08-18
    listed $65,000 Active

    Show marketing remark (709 chars)

    Welcome to this fully remodeled 2-bedroom, 1-bath townhouse offering 704 sq. ft. of comfortable living space. Recently updated throughout, this home combines modern upgrades with everyday convenience. Step inside to find a freshly painted interior featuring new recessed lighting in the living room, stylish ceiling fan in the dining room, and a fully remodeled kitchen and bathroom. The kitchen shines with brand-new appliances and sleek backsplash. Additional highlights include newly installed central air (2025) for year-round comfort and a designated garage space for secure parking and storage. Don’t miss the chance to own this turnkey townhouse—perfect for a first-time buyer or downsizer!

27. 2025-05-09
    soldstatus $52,000 Closed
28. 2025-04-09
    status Pending
29. 2025-03-20
    listed $55,000 Active
30. 2021-06-17
    soldstatus $25,500 Closed
31. 2021-01-29
    soldstatus $25,500
32. 2020-12-23
    status Pending
33. 2020-12-09
    listed $29,900 Active
34. 2020-08-10
    soldstatus $22,300
35. 2019-09-30
    historical
36. 2019-08-30
    status Active
37. 2019-08-21
    historical Contingent
38. 2019-08-16
    status Active
39. 2019-08-16
    historical Contingent
40. 2019-08-12
    listed $26,900 Active
41. 2019-04-08
    soldstatus $22,170 Sold
42. 2019-04-08
    soldstatus $22,170
43. 2019-03-02
    status Pending
44. 2019-02-25
    listed $18,500 Active
45. 2016-04-22
    soldstatus $23,000 Sold
46. 2016-04-22
    soldstatus $23,000
47. 2016-04-13
    historical
48. 2016-04-02
    historical Contingent
49. 2016-02-14
    listed $24,900 Active
50. 1997-08-22
    soldstatus $36,000

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$150/yr (+$13/mo · 21.0%)

ⓘ 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: $11,791
• − Mortgage interest: −$3,641
• − Property taxes: −$714
• − Insurance: −$325
• − Repairs & maintenance: −$943
• − Management: −$943
• − HOA: −$2,544
• − Depreciation: −$1,891
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,452/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): 18,050
• Household income: $55,676
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1085.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -62.82%
• Current HPI: 188.4932
• Rent YoY: ▲ 5.28%
• 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

+116.7% since first listed

44 events — show timeline

• 2026-06-17 Pending — MLSNOW
• 2026-06-10 Price Changed $65,000 MLSNOW
• 2026-05-28 Relisted — MLSNOW
• 2026-05-28 Price Changed $75,000 MLSNOW
• 2026-05-05 Contingent — MLSNOW
• 2026-04-30 Listed $79,900 MLSNOW
• 2026-04-23 Listing Removed — MLSNOW
• 2026-04-16 Relisted — MLSNOW
• 2026-03-03 Pending — MLSNOW
• 2026-02-19 Price Changed $79,900 MLSNOW
• 2026-02-03 Listed $82,500 MLSNOW
• 2025-11-20 Sold (Public Records) $62,000 Public Records
• 2025-11-19 Sold (MLS) $62,000 MLSNOW
• 2025-10-26 Pending — MLSNOW
• 2025-10-04 Price Changed $64,499 MLSNOW
• 2025-09-27 Price Changed $64,999 MLSNOW
• 2025-08-18 Listed $65,000 MLSNOW
• 2025-05-09 Sold (MLS) $52,000 MLSNOW
• 2025-04-09 Pending — MLSNOW
• 2025-03-20 Listed $55,000 MLSNOW
• 2021-06-17 Sold (MLS) $25,500 MLSNOW
• 2021-01-29 Sold (Public Records) $25,500 Public Records
• 2020-12-23 Pending — MLSNOW
• 2020-12-09 Listed $29,900 MLSNOW
• 2020-08-10 Sold (Public Records) $22,300 Public Records
• 2019-09-30 Listing Removed — MLSNOW
• 2019-08-30 Relisted — MLSNOW
• 2019-08-21 Contingent — MLSNOW
• 2019-08-16 Relisted — MLSNOW
• 2019-08-16 Contingent — MLSNOW
• 2019-08-12 Listed $26,900 MLSNOW
• 2019-04-08 Sold (Public Records) $22,170 Public Records
• 2019-04-08 Sold (MLS) $22,170 MLSNOW
• 2019-03-02 Pending — MLSNOW
• 2019-02-25 Listed $18,500 MLSNOW
• 2016-04-22 Sold (Public Records) $23,000 Public Records
• 2016-04-22 Sold (MLS) $23,000 MLSNOW
• 2016-04-13 Listing Removed — MLSNOW
• 2016-04-02 Contingent — MLSNOW
• 2016-02-14 Listed $24,900 MLSNOW
• 1997-08-22 Sold (Public Records) $36,000 Public Records
• 1997-08-22 Sold (Public Records) $36,000 Public Records
• 1984-11-26 Sold (Public Records) $32,000 Public Records
• 1981-07-20 Sold (Public Records) $30,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $714 · -2.9% YoY. Source: county tax records.