1353 Avondale · South Euclid, OH 44121

$159,900

4 bd · 1.5 ba · 1,488 sqft · SingleFamily public records · 32 Days on market

Built 1925 0.40 ac lot $107/sqft · 19% below area Est $197k · 19% 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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.6/10.0
• 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

South Euclid large colonial Home. This home offers 3 bedroom with finished attic space, large bathroom on 2nd floor, 1/2 bath on first floor. Eat in kitchen , Dinning room, Large living room, enclosed foyer, and enclosed porch. Full basement, off street parking with large driveway and 2 car garage. Great location, close to highways, shopping and more.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached paved garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Three-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Built (year source: public records)
• Exterior features: Porch and side porch

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Three bedrooms (all on the second level)
• Flooring: Wood flooring in main bedrooms and one upstairs room
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Attic fan; Window cooling units
• Interior features: Unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.18% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (median comp): $196,888
• List price: $159,900
• Delta: -18.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1375 Winston	0.11mi	3/1.5 (-1)	1,364 (-8%)	2mo	$109,600	$80	75
4014 Rosemond Rd	0.31mi	4/1.5	1,609 (+8%)	0mo	$131,500	$82	72
1494 Laclede Rd	0.31mi	3/1.5 (-1)	1,596 (+7%)	1mo	$196,000	$123	68
4345 W Anderson Rd	0.75mi	4/2.0	1,494 (+0%)	1mo	$195,000	$131	61
1272 Winston Rd	0.19mi	3/2.5 (-1)	1,303 (-12%)	1mo	$211,100	$162	61
4241 Bexley Blvd	0.65mi	4/2.0	1,416 (-5%)	0mo	$164,900	$116	59
1166 Argonne Rd	0.36mi	4/1.5	1,700 (+14%)	1mo	$265,000	$156	59
3837 Woodridge Rd	0.72mi	3/1.5 (-1)	1,440 (-3%)	0mo	$166,470	$116	55
4381 Lucille Ave	0.56mi	3/1.5 (-1)	1,608 (+8%)	2mo	$227,000	$141	54
1551 Westdale Rd	0.39mi	3/2.0 (-1)	1,685 (+13%)	0mo	$240,000	$142	52
1567 S Belvoir Blvd	0.51mi	3/1.5 (-1)	1,314 (-12%)	1mo	$235,000	$179	51
1381 S Green Rd	0.61mi	4/1.5	1,671 (+12%)	1mo	$156,500	$94	50

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,546
• Equity at exit: $23,842

10-year hold

• IRR: 11.4%
• Equity multiple: 2.07×
• Total profit: $47,933
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$839
• Tax from tax record: −$375 /mo · $4,499/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $214

Break-even live

Break-even rent $1,620

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	0.11mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	43d	1	0.12mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	16d	1	0.20mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	43d	1	0.29mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	23d	1	0.43mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	1d	1	0.44mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	0.47mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	0.48mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	16d	1	0.58mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	0.60mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	0.64mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	0.66mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	0.68mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	1d	1	0.72mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	2d	1	0.76mi
3829 Delmore Rd Cleveland, OH	5.0	1.0	1350	$2,550	$1.89	1d	1	0.76mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	43d	1	0.78mi
1131 Cleveland Heights Blvd Cleveland, OH	5.0	2.0	1500	$2,550	$1.70	1d	1	0.82mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	0.83mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	0.92mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	1.08mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	14d	1	1.15mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	1d	1	1.22mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	1.24mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	1.25mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	1.26mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	16d	1	1.30mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	1d	1	1.32mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	10d	1	1.33mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	7d	1	1.37mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	1d	1	1.38mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	1d	1	1.40mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	1.42mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	1.43mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	16d	1	1.43mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	16d	1	1.50mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	1.50mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	1d	1	1.50mi

Listing history 16 events

1. 2026-06-10
   status $159,900 Pending 32 DOM
2. 2026-06-09
   days on market $159,900 Active 32 DOM
3. 2026-06-08
   days on market $159,900 Active 31 DOM
4. 2026-06-07
   days on market $159,900 Active 30 DOM
5. 2026-06-05
   days on market $159,900 Active 27 DOM
6. 2026-06-03
   days on market $159,900 Active 26 DOM
7. 2026-06-02
   days on market $159,900 Active 25 DOM
8. 2026-06-02
   price $159,900 Active 24 DOM
9. 2026-06-01
   days on market $169,000 Active 24 DOM
10. 2026-05-31
    days on market $169,000 Active 23 DOM
11. 2026-05-08
    listed $172,500 Active 353-char remark
12. 2018-03-06
    soldstatus $114,400
13. 2004-11-24
    historical
14. 2004-05-24
    listed $124,500
15. 1983-07-12
    soldstatus $59,000
16. 1983-07-12
    soldstatus $59,000

ⓘ 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: $4,499 · $375/mo
• Projected year-2 tax: $4,499 · $375/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 · 16 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: $22,693
• − Mortgage interest: −$8,957
• − Property taxes: −$4,499
• − Insurance: −$800
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,652
• Taxable income: $155
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,529/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

+171.0% since first listed

9 events — show timeline

• 2026-06-09 Pending — MLSNOW
• 2026-06-01 Price Changed $159,900 MLSNOW
• 2026-05-19 Price Changed $169,000 MLSNOW
• 2026-05-08 Listed $172,500 MLSNOW
• 2018-03-06 Sold (Public Records) $114,400 Public Records
• 2004-11-24 Listing Removed — MLSNOW
• 2004-05-24 Listed $124,500 MLSNOW
• 1983-07-12 Sold (Public Records) $59,000 Public Records
• 1983-07-12 Sold (Public Records) $59,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,499 · +9.9% YoY. Source: county tax records.