28061 Tremaine Dr · Euclid, OH 44132

$220,000

4 bd · 1.5 ba · 1,824 sqft · SingleFamily public records · 7 Days on market

Built 1956 7,614 sqft lot Est $173k · 27% over

---

Why this score? — see what drove the F 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 +13.3/30.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• 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

Newly updated throughout to be your new home. Crisp ‘n clean kitchen with quartz counters, stainless appliances, white shaker cabinets, LED lights, luxury vinyl flooring and vinyl windows. updated bathroom and two car garage.

Key facts

• 7,614 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces and garage door opener; Concrete driveway; Gated garage that faces front
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Two-story brick home; Faces east; Slab foundation
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Front porch and additional patio/porch; Fenced back yard with chain-link fence and gate; City lot on a dead-end, flat and level parcel near public transit

Interior

• Kitchen: White shaker cabinets with black hardware and fixtures; Quartz countertops and gray backsplash; Stainless steel stove, dishwasher, refrigerator and microwave; Garbage disposal
• Bedrooms: Three upstairs bedrooms with windows and closets; Additional room with walk-in closet and half bath on the second floor; Living areas include a first-floor bonus room/office and a mud room with ceramic tile and access to the back patio
• Flooring: Laminate flooring in primary living areas and kitchen; Carpet in bedrooms and some upstairs spaces; Ceramic tile in mud room and bonus/office
• Bathrooms: One full bathroom with tub/shower, sink, toilet and ventilation; One half bathroom with sink and toilet (second floor)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Double pane windows; Window coverings and treatments
• Laundry & utility: Main-level laundry room with washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $1 ($6/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (14.1% below list).
• Recommended offer: $189k (14.1% below list) — sets the bar for 1% rule.

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: Rents rising fast (+15.5%/yr); 41 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $1,891/mo this rent would consume 47% of the median local household income ($48k/yr) (locally 1297% 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 $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $185k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,073 (14.1% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $173,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28060 Tremaine Dr	0.03mi	4/1.5	1,800 (-1%)	9mo	$165,000	$92	89
27580 Tremaine Dr	0.12mi	4/2.5	1,850 (+1%)	4mo	$175,000	$95	85
28061 Tremaine Dr	0.00mi	4/1.5	1,824 (0%)	20mo	$185,000	$101	83
28030 Coolidge Dr	0.04mi	5/1.5 (+1)	2,078 (+14%)	7mo	$140,000	$67	64
28900 Euclid Ave	0.71mi	3/2.0 (-1)	1,832 (+0%)	2mo	$95,000	$52	58
1526 E 289th St	0.73mi	4/1.5	1,822 (-0%)	12mo	$210,000	$115	55

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.58×
• Total profit: $-25,612
• Equity at exit: $32,803

10-year hold

• IRR: 4.2%
• Equity multiple: 1.38×
• Total profit: $23,266
• Equity at exit: $19,022

Cash invested: $61,600 (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 44132

• Home prices YoY: -16.9%
• Rents YoY: 15.5%
• Active inventory: 41
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $1

Break-even live

Break-even rent $1,890

Max offer price $220,000

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $63	+0% $1	+5% $-62	+10% $-124
Rent	-10% $-149	-5% $-74	+0% $1	+5% $75	+10% $150
Rate	-1.0pp $111	-0.5pp $56	base $1	+0.5pp $-56	+1.0pp $-114

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2933 Stratford Way Willoughby Hills, OH	3.0	2.5	1788	$2,600	$1.45	3d	1	1.00mi
26230 Briardale Ave Euclid, OH	3.0	2.0	1290	$1,600	$1.24	3d	1	1.19mi
26450 Drakefield Ave Euclid, OH	4.0	1.5	1241	$1,700	$1.37	3d	1	1.20mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	3d	1	1.21mi
27151 Farringdon Ave Euclid, OH	5.0	2.0	1541	$1,800	$1.17	16d	1	1.24mi
27190 Zeman Ave Euclid, OH	4.0	1.0	1465	$1,800	$1.23	22d	1	1.26mi
26900 Zeman Ave Euclid, OH	4.0	1.5	1241	$1,531	$1.23	21d	1	1.30mi
26351 Farringdon Ave Euclid, OH	3.0	1.0	1257	$1,495	$1.19	3d	1	1.33mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	45d	1	1.42mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	45d	1	1.47mi

Listing history 5 events

1. 2026-06-21
   days on market $220,000 Active 7 DOM
2. 2026-06-18
   days on market $220,000 Active 4 DOM
3. 2026-06-17
   days on market $220,000 Active 3 DOM
4. 2026-06-16
   days on market $220,000 Active 2 DOM
5. 2026-06-15
   listed $220,000 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: $2,973 · $248/mo
• Projected year-2 tax: $3,203 · $267/mo
• Expected delta: +$229/yr (+$19/mo · 7.7%)

ⓘ 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 ≥95°F today · 16 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: $22,689
• − Mortgage interest: −$12,323
• − Property taxes: −$2,973
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$6,400
• Taxable loss: −$3,738
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $903/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): 14,633
• Household income: $47,969
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1297.0

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 (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 1% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -41.89%
• Current HPI: 206.0583
• Rent YoY: ▲ 15.49%
• 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

+124.5% since first listed

10 events — show timeline

• 2026-06-14 Listed $220,000 MLSNOW
• 2024-10-11 Sold (Public Records) $185,000 Public Records
• 2024-10-09 Sold (MLS) $185,000 MLSNOW
• 2024-09-01 Pending — MLSNOW
• 2024-08-27 Listed $189,000 MLSNOW
• 2024-04-11 Pending — MLSNOW
• 2024-04-10 Sold (MLS) $75,000 MLSNOW
• 2024-03-16 Contingent — MLSNOW
• 2024-02-10 Listed $124,900 MLSNOW
• 2003-06-20 Sold (Public Records) $98,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,973 · -8.9% YoY. Source: county tax records.