612 Trevitt Cir W #57 · Euclid, OH 44143

$99,900

3 bd · 2.5 ba · 1,218 sqft · Condo public records · 5 Days on market

Built 1971 $315/mo HOA · 19% 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reserve Fund Incl In Maintenance Fee * Clutter Free * Neutral Decor * Spacious Rooms * Finished Lower Level Family Room Walks Out To Brick Patio Overlooking Ravine W/ Priv Fence * Updated Kitchen W/ Appls * Oak Vanities * Interior Painted/Carpeted * Entire Kit Re-designed * Half-bath On 1st * Home Warr * Immed Poss!

Key facts

• $315 HOA
• Garage
• Built 1971

Property features AI

Finance

• HOA & community: Part of the Greenbrier homeowners association; Monthly HOA fee of $315.27; HOA covers association management, grounds and structure maintenance, reserve fund, snow removal, and trash

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 3-story property; Entry level at grade
• Construction: Brick construction; Asphalt shingle roof
• Exterior features: Patio; Chain link full fencing; Wooded lot with views

Interior

• Kitchen: Dishwasher; Garbage disposal; Range; Refrigerator
• Bedrooms: Bedroom counts not specified
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement with walk-out access; Electric fireplace in the living room; Has view
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 9.0% 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: 98 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $691 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.67% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,416
• Equity at exit: $14,895

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $18,546
• Equity at exit: $8,638

Cash invested: $27,972 (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 44143

• Active inventory: 98
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$524
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$42
• HOA: −$315
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $228

Break-even live

Break-even rent $1,385

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $284	-5% $256	+0% $228	+5% $199	+10% $171
Rent	-10% $95	-5% $162	+0% $228	+5% $294	+10% $360
Rate	-1.0pp $278	-0.5pp $253	base $228	+0.5pp $202	+1.0pp $175

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Trenton Sq Unit T54 Cleveland, OH	3.0	2.0	1324	$1,500	$1.13	17d	1	0.13mi
20051 Green Oak Dr Euclid, OH	3.0	1.5	1092	$1,550	$1.42	15d	1	0.54mi
19750 Euclid Ave Euclid, OH	1.0–3.0	1.0–1.5	840	$1,350	$1.61	17d	3	0.75mi
22050 Chardon Rd Euclid, OH	3.0	1.5	1209	$1,500	$1.24	44d	1	0.80mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	2d	1	0.89mi
1541 E 191st St Euclid, OH	2.0	1.0–1.5	624	$925	$1.48	44d	1	1.02mi
18231 Euclid Ave Cleveland, OH	1.0–2.0	1.0	767	$1,818	$2.37	2d	1	1.16mi
22550 Euclid Ave Unit 207 Euclid, OH	2.0	1.0	888	$1,279	$1.44	44d	1	1.20mi
376 Royal Oak Blvd Cleveland, OH	3.0	1.5	1420	$1,740	$1.23	20d	1	1.36mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	22d	1	1.39mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $99,900 Active
3. 2006-02-16
   soldstatus $120,000 317-char remark

   Show marketing remark (317 chars)

   Reserve Fund Incl In Maintenance Fee * Clutter Free * Neutral Decor * Spacious Rooms * Finished Lower Level Family Room Walks Out To Brick Patio Overlooking Ravine W/ Priv Fence * Updated Kitchen W/ Appls * Oak Vanities * Interior Painted/Carpeted * Entire Kit Re-designed * Half-bath On 1st * Home Warr * Immed Poss!

4. 2006-02-16
   soldstatus $120,000

   Show marketing remark (317 chars)

   Reserve Fund Incl In Maintenance Fee * Clutter Free * Neutral Decor * Spacious Rooms * Finished Lower Level Family Room Walks Out To Brick Patio Overlooking Ravine W/ Priv Fence * Updated Kitchen W/ Appls * Oak Vanities * Interior Painted/Carpeted * Entire Kit Re-designed * Half-bath On 1st * Home Warr * Immed Poss!

5. 2005-11-01
   listed $124,900 317-char remark

   Show marketing remark (317 chars)

   Reserve Fund Incl In Maintenance Fee * Clutter Free * Neutral Decor * Spacious Rooms * Finished Lower Level Family Room Walks Out To Brick Patio Overlooking Ravine W/ Priv Fence * Updated Kitchen W/ Appls * Oak Vanities * Interior Painted/Carpeted * Entire Kit Re-designed * Half-bath On 1st * Home Warr * Immed Poss!

6. 1990-08-31
   soldstatus $74,000
7. 1987-06-17
   soldstatus $70,000
8. 1983-09-23
   soldstatus $70,000
9. 1977-06-01
   soldstatus $57,500

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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
• 🌡 Heat 2/10 Low 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $20,073
• − Mortgage interest: −$5,596
• − Property taxes: −$2,560
• − Insurance: −$500
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$3,780
• − Depreciation: −$2,906
• Taxable income: $1,520
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,367/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): 24,597
• Household income: $81,268
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 656.0

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 0.57)
• Race & ethnicity: White 56% Black 34% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 3% Other Indo-European 3% Spanish 3%

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: ▼ -123.55%
• Current HPI: 167.6083
• Rent YoY: —
• 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

+73.7% since first listed

9 events — show timeline

• 2026-05-12 Pending — MLSNOW
• 2026-05-07 Listed $99,900 MLSNOW
• 2006-02-16 Sold (Public Records) $120,000 Public Records
• 2006-02-16 Sold (MLS) $120,000 MLSNOW
• 2005-11-01 Listed $124,900 MLSNOW
• 1990-08-31 Sold (Public Records) $74,000 Public Records
• 1987-06-17 Sold (Public Records) $70,000 Public Records
• 1983-09-23 Sold (Public Records) $70,000 Public Records
• 1977-06-01 Sold (Public Records) $57,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,560 · -3.8% YoY. Source: county tax records.