3420 Westbury Rd · Shaker Heights, OH 44120

$103,000

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 169 Days on market

Built 1944 3,855 sqft lot $114/sqft · 10% below area Est $115k · 10% under

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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 +17.4/30.0
• ARV discount +12.1/15.0
• 1% rule +7.2/10.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2 bedroom 1 bathroom brick home with vinyl and wood trim located in desirable Shaker Heights. This home offers a unique opportunity for investors or buyers looking otherwise assume existing conditions. The property's pos has been ordered and can be reviewed at request. We are looking for buyer to assume the violations. This home has been rented over 10 years with a stable tenant looking to stay. The seller is eager to sell but not desperate and they are open to entraining any and all offers. Don't miss this great opportunity to own a home in the Shaker Heights area with established tenant in place. * * note * * there will be NO internal showings without an accepted agreement along with EMD deposit with title. We will refund EMD if there is viable reason to terminate the contract. No assignments, no wholesalers, no vested contracts, no change of name durning the transition or an exit strategy

Key facts

• 3,855 sq ft lot
• 2 garage spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $77 ($922/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.5% in Shaker 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 (#15 in OH, #134 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Shaker Heights City (suburban): math 50% / reading 63% proficiency, ranked #309 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 127 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 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 $39k; list at $103k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.22% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 6.8

CMA / ARV

• ARV (median comp): $114,746
• List price: $103,000
• Delta: -10.24%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3591 Menlo Rd	0.35mi	2/1.0	1,020 (+13%)	17mo	$130,000	$127	47
3725 Menlo	0.58mi	2/1.0	968 (+7%)	22mo	$49,900	$52	42

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-11,223
• Equity at exit: $15,358

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,114
• Equity at exit: $8,906

Cash invested: $28,840 (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 44120

• Rents YoY: 3.3%
• Active inventory: 127
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$540
• Tax from tax record: −$330 /mo · $3,962/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $77

Break-even live

Break-even rent $1,156

Max offer price $103,000

Occupancy floor 89%

Sensitivity live

Price	-10% $135	-5% $106	+0% $77	+5% $48	+10% $19
Rent	-10% $-22	-5% $27	+0% $77	+5% $126	+10% $176
Rate	-1.0pp $129	-0.5pp $103	base $77	+0.5pp $50	+1.0pp $23

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15810 Van Aken Blvd Apt 203 Shaker Heights, OH	1.0	1.0	630	$1,000	$1.59	45d	1	0.18mi
15810 Van Aken Blvd Unit 306 Shaker Heights, OH	2.0	1.0	980	$1,300	$1.33	5d	1	0.18mi
3698 Menlo Rd Unit 3700 Shaker Heights, OH	2.0	1.0	1079	$1,360	$1.26	45d	1	0.55mi
17014 Kenyon Rd Unit Down Shaker Heights, OH	2.0	1.0	900	$1,200	$1.33	3d	1	0.73mi
16320 Scottsdale Blvd Apt 2 Shaker Heights, OH	2.0	1.0	816	$1,365	$1.67	24d	1	0.77mi
17612 Winslow Rd Apt 3 Shaker Heights, OH	1.0	1.0	600	$1,500	$2.50	45d	1	0.92mi
17800 Winslow Rd Shaker Heights, OH	3.0	1.0	1120	$2,000	$1.79	12d	1	1.03mi
3609 Strandhill Rd Shaker Heights, OH	2.0	1.0	1080	$1,195	$1.11	24d	1	1.17mi
2879 Ludlow Rd Unit 3 Cleveland, OH	1.0	1.0	900	$1,095	$1.22	45d	1	1.19mi
2809 Van Aken Blvd Cleveland, OH	1.0–2.0	1.0	625	$1,225	$1.96	8d	11	1.26mi
3559 Gridley Rd Unit Up Shaker Heights, OH	2.0	1.0	950	$1,495	$1.57	45d	1	1.27mi
2828 S Moreland Blvd Unit 3 Cleveland, OH	2.0	1.0	1000	$1,290	$1.29	24d	1	1.34mi
3073 Fairmount Blvd Unit 1288914P Cleveland Heights, OH	1.0	1.0	839	$4,645	$5.54	2d	1	1.45mi

Listing history 31 events

1. 2026-06-21
   days on market $103,000 Active 169 DOM
2. 2026-06-18
   days on market $103,000 Active 166 DOM
3. 2026-06-17
   days on market $103,000 Active 165 DOM
4. 2026-06-16
   days on market $103,000 Active 164 DOM
5. 2026-06-15
   days on market $103,000 Active 163 DOM
6. 2026-06-13
   days on market $103,000 Active 161 DOM
7. 2026-06-13
   days on market $103,000 Active 160 DOM
8. 2026-06-09
   days on market $103,000 Active 157 DOM
9. 2026-06-08
   days on market $103,000 Active 156 DOM
10. 2026-06-07
    days on market $103,000 Active 155 DOM
11. 2026-06-03
    days on market $103,000 Active 151 DOM
12. 2026-06-02
    days on market $103,000 Active 150 DOM
13. 2026-06-01
    days on market $103,000 Active 149 DOM
14. 2026-05-31
    days on market $103,000 Active 148 DOM
15. 2026-04-12
    price $103,000 932-char remark

    Show marketing remark (932 chars)

    Welcome to this charming 2 bedroom 1 bathroom brick home with vinyl and wood trim located in desirable Shaker Heights. This home offers a unique opportunity for investors or buyers looking otherwise assume existing conditions. The property's pos has been ordered and can be reviewed at request. We are looking for buyer to assume the violations. This home has been rented over 10 years with a stable tenant looking to stay. The seller is eager to sell but not desperate and they are open to entraining any and all offers. Don't miss this great opportunity to own a home in the Shaker Heights area with established tenant in place. * * note * * there will be NO internal showings without an accepted agreement along with EMD deposit with title. We will refund EMD if there is viable reason to terminate the contract. No assignments, no wholesalers, no vested contracts, no change of name durning the transition or an exit strategy

16. 2026-02-01
    price $103,450 932-char remark

    Show marketing remark (932 chars)

    Welcome to this charming 2 bedroom 1 bathroom brick home with vinyl and wood trim located in desirable Shaker Heights. This home offers a unique opportunity for investors or buyers looking otherwise assume existing conditions. The property's pos has been ordered and can be reviewed at request. We are looking for buyer to assume the violations. This home has been rented over 10 years with a stable tenant looking to stay. The seller is eager to sell but not desperate and they are open to entraining any and all offers. Don't miss this great opportunity to own a home in the Shaker Heights area with established tenant in place. * * note * * there will be NO internal showings without an accepted agreement along with EMD deposit with title. We will refund EMD if there is viable reason to terminate the contract. No assignments, no wholesalers, no vested contracts, no change of name durning the transition or an exit strategy

17. 2026-01-03
    listed $103,500 Active 932-char remark

    Show marketing remark (932 chars)

    Welcome to this charming 2 bedroom 1 bathroom brick home with vinyl and wood trim located in desirable Shaker Heights. This home offers a unique opportunity for investors or buyers looking otherwise assume existing conditions. The property's pos has been ordered and can be reviewed at request. We are looking for buyer to assume the violations. This home has been rented over 10 years with a stable tenant looking to stay. The seller is eager to sell but not desperate and they are open to entraining any and all offers. Don't miss this great opportunity to own a home in the Shaker Heights area with established tenant in place. * * note * * there will be NO internal showings without an accepted agreement along with EMD deposit with title. We will refund EMD if there is viable reason to terminate the contract. No assignments, no wholesalers, no vested contracts, no change of name durning the transition or an exit strategy

18. 2026-01-01
    historical
19. 2025-12-28
    price $103,500
20. 2025-10-08
    listed $105,000 Active
21. 2018-06-30
    historical
22. 2018-02-28
    historical Contingent
23. 2017-11-30
    listed $29,900 Active
24. 2012-05-25
    historical
25. 2011-10-09
    listed $44,000
26. 2011-09-20
    historical
27. 2010-10-21
    listed $50,000
28. 1993-08-31
    soldstatus $39,000
29. 1993-06-19
    historical
30. 1993-02-22
    listed $42,000
31. 1977-11-01
    soldstatus $16,000

ⓘ 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: $3,962 · $330/mo
• Projected year-2 tax: $3,962 · $330/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,039
• − Mortgage interest: −$5,770
• − Property taxes: −$3,962
• − Insurance: −$515
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,996
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,069/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: Shaker Heights City
• NCES district ID: 3904475
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $69,421
• Composite: 49.98/100
• National rank: #1928
• State rank: #309 of 656 in OH

Livability — Shaker Heights

• Score: 89/100
• State rank: #15
• US rank: #134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shaker Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 69,880
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 33,202
• Household income: $47,126
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 2289.0

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 (68%)
• Race & ethnicity: Black 68% White 21% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% 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: ▼ -201.50%
• Current HPI: 108.2487
• Rent YoY: ▲ 3.34%
• 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

+543.8% since first listed

17 events — show timeline

• 2026-04-12 Price Changed $103,000 MLSNOW
• 2026-02-01 Price Changed $103,450 MLSNOW
• 2026-01-03 Listed $103,500 MLSNOW
• 2026-01-01 Listing Removed — MLSNOW
• 2025-12-28 Price Changed $103,500 MLSNOW
• 2025-10-08 Listed $105,000 MLSNOW
• 2018-06-30 Listing Removed — MLSNOW
• 2018-02-28 Contingent — MLSNOW
• 2017-11-30 Listed $29,900 MLSNOW
• 2012-05-25 Listing Removed — MLSNOW
• 2011-10-09 Listed $44,000 MLSNOW
• 2011-09-20 Listing Removed — MLSNOW
• 2010-10-21 Listed $50,000 MLSNOW
• 1993-08-31 Sold (Public Records) $39,000 Public Records
• 1993-06-19 Listing Removed — MLSNOW
• 1993-02-22 Listed $42,000 MLSNOW
• 1977-11-01 Sold (Public Records) $16,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,962 · +13.2% YoY. Source: county tax records.