20830 Tracy Ave · Euclid, OH 44123

$140,000

3 bd · 2.0 ba · 1,260 sqft · MultiFamily public records · 367 Days on market

Built 1922 4,961 sqft lot Est $201k · 30% under

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

Discover this beautifully maintained duplex, offering a spacious 1-bedroom unit upstairs and a 2-bedroom unit downstairs. Ideal for rental income or extended family living. The property features a detached two-car garage and a fenced yard, perfect for privacy, pets, or outdoor entertaining. Conveniently located near the hospital and with easy freeway access, this home provides both comfort and accessibility. Whether you're looking for an income-generating property or a comfortable home with additional rental potential, this duplex is a fantastic opportunity. Schedule your showing today!

Key facts

• Fenced yard
• Easy freeway access
• 4,961 sq ft lot

Tags

• DETACHED TWO-CAR GARAGE
• FENCED YARD
• EASY FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive. Per door: $496/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,558/mo this rent would consume 55% of the median local household income ($56k/yr) (locally 1085% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $140k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 days. Have you received any prior offers? Is the seller open to a 12% 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 1922 — 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: 1.83% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.37%
• DSCR: 2.35
• GRM: 4.6

CMA / ARV

• ARV (median comp): $200,556
• List price: $140,000
• Delta: -30.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
795 E 222nd St	0.45mi	4/2.0 (+1)	1,212 (-4%)	18mo	$155,000	$128	53

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.19×
• Total profit: $46,573
• Equity at exit: $20,874

10-year hold

• IRR: 36.6%
• Equity multiple: 4.78×
• Total profit: $148,025
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,558 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $992

Break-even live

Break-even rent $1,302

Max offer price $140,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,071	-5% $1,032	+0% $992	+5% $952	+10% $913
Rent	-10% $790	-5% $891	+0% $992	+5% $1,093	+10% $1,194
Rate	-1.0pp $1,063	-0.5pp $1,028	base $992	+0.5pp $956	+1.0pp $919

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,558
Total (2 units)			$2,558

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	45d	1	0.12mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	45d	1	0.15mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	45d	1	0.20mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	22d	1	0.20mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	25d	1	0.26mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	45d	1	0.30mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	0.32mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	46d	1	0.33mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	14d	1	0.35mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	22d	1	0.35mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	45d	1	0.37mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	45d	1	0.39mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	18d	1	0.40mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	23d	1	0.45mi
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	45d	1	0.47mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	18d	1	0.49mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	23d	1	0.51mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	45d	1	0.54mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	4d	1	0.55mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	5d	1	0.55mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	25d	1	0.56mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	9d	1	0.61mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.63mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	18d	1	0.64mi
18800 Pasnow Ave Cleveland, OH	3.0	1.0	1348	$1,350	$1.00	18d	1	0.68mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	9d	1	0.70mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	0d	1	0.83mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	14d	1	0.96mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	45d	1	1.05mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	45d	1	1.21mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	16d	1	1.22mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	45d	1	1.25mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	25d	1	1.25mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	0d	1	1.27mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,099	$1.00	0d	1	1.32mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	25d	1	1.32mi
22680 Coulter Ave Unit 1 Euclid, OH	4.0	2.0	1428	$1,600	$1.12	23d	1	1.40mi
1485 E 221st St Euclid, OH	3.0	2.0	1561	$1,500	$0.96	12d	1	1.41mi
1485 E 221st St Euclid, OH	3.0	2.0	1561	$1,500	$0.96	16d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $140,000 Active 367 DOM
2. 2026-06-18
   days on market $140,000 Active 364 DOM
3. 2026-06-17
   days on market $140,000 Active 363 DOM
4. 2026-06-16
   days on market $140,000 Active 362 DOM
5. 2026-06-15
   days on market $140,000 Active 361 DOM
6. 2026-06-13
   days on market $140,000 Active 359 DOM
7. 2026-06-09
   days on market $140,000 Active 355 DOM
8. 2026-06-08
   days on market $140,000 Active 354 DOM
9. 2026-06-07
   days on market $140,000 Active 353 DOM
10. 2026-06-05
    days on market $140,000 Active 350 DOM
11. 2026-06-03
    days on market $140,000 Active 349 DOM
12. 2026-06-02
    days on market $140,000 Active 348 DOM
13. 2026-06-01
    days on market $140,000 Active 347 DOM
14. 2026-05-31
    days on market $140,000 Active 346 DOM
15. 2026-01-14
    status Active 598-char remark

    Show marketing remark (598 chars)

    Discover this beautifully maintained duplex, offering a spacious 1-bedroom unit upstairs and a 2-bedroom unit downstairs. Ideal for rental income or extended family living. The property features a detached two-car garage and a fenced yard, perfect for privacy, pets, or outdoor entertaining. Conveniently located near the hospital and with easy freeway access, this home provides both comfort and accessibility. Whether you're looking for an income-generating property or a comfortable home with additional rental potential, this duplex is a fantastic opportunity. Schedule your showing today!

16. 2026-01-14
    price $140,000 598-char remark

    Show marketing remark (598 chars)

    Discover this beautifully maintained duplex, offering a spacious 1-bedroom unit upstairs and a 2-bedroom unit downstairs. Ideal for rental income or extended family living. The property features a detached two-car garage and a fenced yard, perfect for privacy, pets, or outdoor entertaining. Conveniently located near the hospital and with easy freeway access, this home provides both comfort and accessibility. Whether you're looking for an income-generating property or a comfortable home with additional rental potential, this duplex is a fantastic opportunity. Schedule your showing today!

17. 2025-11-11
    status Pending 598-char remark

    Show marketing remark (598 chars)

    Discover this beautifully maintained duplex, offering a spacious 1-bedroom unit upstairs and a 2-bedroom unit downstairs. Ideal for rental income or extended family living. The property features a detached two-car garage and a fenced yard, perfect for privacy, pets, or outdoor entertaining. Conveniently located near the hospital and with easy freeway access, this home provides both comfort and accessibility. Whether you're looking for an income-generating property or a comfortable home with additional rental potential, this duplex is a fantastic opportunity. Schedule your showing today!

18. 2025-08-28
    price $145,000 598-char remark

    Show marketing remark (598 chars)

    Discover this beautifully maintained duplex, offering a spacious 1-bedroom unit upstairs and a 2-bedroom unit downstairs. Ideal for rental income or extended family living. The property features a detached two-car garage and a fenced yard, perfect for privacy, pets, or outdoor entertaining. Conveniently located near the hospital and with easy freeway access, this home provides both comfort and accessibility. Whether you're looking for an income-generating property or a comfortable home with additional rental potential, this duplex is a fantastic opportunity. Schedule your showing today!

19. 2025-04-15
    listed $152,500 Active 598-char remark

    Show marketing remark (598 chars)

    Discover this beautifully maintained duplex, offering a spacious 1-bedroom unit upstairs and a 2-bedroom unit downstairs. Ideal for rental income or extended family living. The property features a detached two-car garage and a fenced yard, perfect for privacy, pets, or outdoor entertaining. Conveniently located near the hospital and with easy freeway access, this home provides both comfort and accessibility. Whether you're looking for an income-generating property or a comfortable home with additional rental potential, this duplex is a fantastic opportunity. Schedule your showing today!

20. 1996-09-30
    soldstatus $68,900 166-char remark

    Show marketing remark (166 chars)

    One Owner Home * Newer Siding, Roof & Vinyl Windows * Furnace 8 Yrs. Old * Basement Waterproofed * Totally Clean Thru-out * A Great Value!appts 12-7 P. M. Only.

21. 1996-09-27
    soldstatus $68,900
22. 1996-09-27
    soldstatus $68,900
23. 1996-07-19
    listed $69,900 166-char remark

    Show marketing remark (166 chars)

    One Owner Home * Newer Siding, Roof & Vinyl Windows * Furnace 8 Yrs. Old * Basement Waterproofed * Totally Clean Thru-out * A Great Value!appts 12-7 P. M. Only.

ⓘ 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: $2,836 · $236/mo
• Projected year-2 tax: $2,836 · $236/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: $30,696
• − Mortgage interest: −$7,842
• − Property taxes: −$2,836
• − Insurance: −$700
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$4,073
• Taxable income: $10,334
• Est. tax owed @ 24.0%: −$2,480
• After-tax cash flow: $9,424/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

+100.3% since first listed

9 events — show timeline

• 2026-01-14 Relisted — MLSNOW
• 2026-01-14 Price Changed $140,000 MLSNOW
• 2025-11-11 Pending — MLSNOW
• 2025-08-28 Price Changed $145,000 MLSNOW
• 2025-04-15 Listed $152,500 MLSNOW
• 1996-09-30 Sold (MLS) $68,900 MLSNOW
• 1996-09-27 Sold (Public Records) $68,900 Public Records
• 1996-09-27 Sold (Public Records) $68,900 Public Records
• 1996-07-19 Listed $69,900 MLSNOW

Property tax history

+5.6%/yr

Latest (2025): $2,836 · -2.8% YoY. Source: county tax records.