1444 Dill Rd · South Euclid, OH 44121

$165,000

4 bd · 2.0 ba · 1,881 sqft · SingleFamily public records · 14 Days on market

Built 1930 0.46 ac lot Est $265k · 38% 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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +6.9/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1444 Dill. A spacious front porch awaits you as you approach your next home. Inside the front door you'll find the large living room that features a fireplace and wood floors. The dining room is large enough to fit everyone on the next Holiday. The kitchen has plenty of counter space and all appiances stay for your convenience. The staircase can be found in the back of the house and there is also a mud room so you can keep everything organized and not a mess by the door. The first floor also features an office that can be used as a 5th bedroom and a full bathroom. Upstairs you will find 4 bedrooms and another full bathroom. This home does not lack space! The basement has been freshly painted and was waterproofed and the floor was replaced in 2019. Out back you will find an oversized 3 car garage, storage shed, and large yard. Ask your Realtor for the full list of updates to this home as there are too many to list here. Make your appointment today to make this you

Key facts

• Main floor office
• Back shed
• Front porch

Tags

• MAIN FLOOR OFFICE
• FULL UNFINISHED BASEMENT
• DETACHED TWO CAR GARAGE
• FRONT PORCH
• BACK SHED
• LARGE YARD

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 1,881 (source: appraiser)
• Construction: Vinyl and wood siding; Asphalt/fiberglass roof
• Exterior features: Front porch; Lot approximately 0.459 acre

Interior

• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating
• Interior features: Full unfinished basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.1% vs local median 5.9% in South 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 88/100 on livability (#22 in OH, #207 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• South Euclid-Lyndhurst City (suburban): math 23% / reading 45% proficiency, ranked #556 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 148 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 33% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k 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 + 6.8% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 34y 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 3.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $265,221
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1381 S Green Rd	0.20mi	4/1.5	1,671 (-11%)	1mo	$156,500	$94	70
4389 Ardmore Rd	0.43mi	4/2.5	1,983 (+5%)	3mo	$295,000	$149	66
1534 S Belvoir Blvd	0.57mi	5/2.5 (+1)	1,855 (-1%)	1mo	$259,000	$140	63
4531 Ardendale Rd	0.27mi	3/1.5 (-1)	1,697 (-10%)	2mo	$265,000	$156	63
1393 Dorsh Rd	0.35mi	3/2.0 (-1)	1,672 (-11%)	0mo	$225,000	$135	60
4809 Westbourne Rd	0.55mi	4/2.5	2,100 (+12%)	0mo	$305,000	$145	53
4776 Burger Rd	0.64mi	4/1.5	1,657 (-12%)	1mo	$155,000	$94	47
1551 Westdale Rd	0.69mi	3/2.0 (-1)	1,685 (-10%)	0mo	$240,000	$142	45
1837 Oakmount Rd	0.75mi	3/2.5 (-1)	2,000 (+6%)	3mo	$275,000	$138	45
4784 Burger Rd	0.66mi	3/1.5 (-1)	1,686 (-10%)	2mo	$242,500	$144	43
1771 S Green Rd	0.64mi	3/1.5 (-1)	1,638 (-13%)	2mo	$160,000	$98	40
4381 Lucille Ave	0.62mi	3/1.5 (-1)	1,608 (-14%)	2mo	$227,000	$141	39

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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,205
• Equity at exit: $24,602

10-year hold

• IRR: 12.9%
• Equity multiple: 2.24×
• Total profit: $57,372
• Equity at exit: $14,266

Cash invested: $46,200 (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 44121

• Rents YoY: 6.8%
• Active inventory: 148
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$865
• Tax from tax record: −$506 /mo · $6,069/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $247

Break-even live

Break-even rent $1,823

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	1d	1	0.72mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	0.72mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	44d	1	0.74mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	44d	1	0.86mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	44d	1	0.95mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	0.96mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	44d	1	0.97mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	7d	1	0.98mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	44d	1	1.03mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	1.19mi
2056 Laurelhill Dr Cleveland, OH	4.0	2.5	2482	$2,500	$1.01	3d	1	1.23mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	23d	1	1.33mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	23d	1	1.33mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	1.34mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	1.41mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	1.42mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	1.43mi
1270 Roland Rd Cleveland, OH	4.0	2.0	1720	$2,450	$1.42	44d	1	1.43mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	1.46mi
24111 Edgehill Dr Beachwood, OH	4.0	2.5	1735	$2,750	$1.59	7d	1	1.50mi
2141 Halcyon Rd Beachwood, OH	4.0	2.5	2390	$4,000	$1.67	3d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $165,000 Active 14 DOM
2. 2026-06-17
   days on market $165,000 Active 13 DOM
3. 2026-06-16
   days on market $165,000 Active 12 DOM
4. 2026-06-15
   days on market $165,000 Active 11 DOM
5. 2026-06-13
   days on market $165,000 Active 9 DOM
6. 2026-06-13
   days on market $165,000 Active 8 DOM
7. 2026-06-09
   days on market $165,000 Active 5 DOM
8. 2026-06-08
   days on market $165,000 Active 4 DOM
9. 2026-06-07
   days on market $165,000 Active 3 DOM
10. 2026-06-05
    remarks 679-char remark
11. 2026-06-05
    listed $165,000 Active 1 DOM

ⓘ 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: $6,069 · $506/mo
• Projected year-2 tax: $6,069 · $506/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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,621
• − Mortgage interest: −$9,243
• − Property taxes: −$6,069
• − Insurance: −$825
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$4,800
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,823/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: South Euclid-Lyndhurst City
• NCES district ID: 3904479
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $61,244
• Composite: 30.51/100
• National rank: #6212
• State rank: #556 of 656 in OH

Livability — South Euclid

• Score: 88/100
• State rank: #22
• US rank: #207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,668
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% 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: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• 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

+123.3% since first listed

9 events — show timeline

• 2026-06-04 Listed $165,000 MLSNOW
• 2020-11-04 Sold (Public Records) $155,000 Public Records
• 2020-10-24 Pending — MLSNOW
• 2020-10-21 Sold (MLS) $155,000 MLSNOW
• 2020-09-03 Contingent — MLSNOW
• 2020-09-01 Listed $150,000 MLSNOW
• 2020-08-25 Coming Soon $150,000 MLSNOW
• 1993-01-24 Listing Removed — MLSNOW
• 1992-10-24 Listed $73,900 MLSNOW

Property tax history

+5.7%/yr

Latest (2025): $6,069 · -17.8% YoY. Source: county tax records.