4406 Urban Dr · South Euclid, OH 44121

$210,000

3 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 5 Days on market

Built 1960 8,084 sqft lot Est $210k · at est.

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.6/15.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Haa Warranty. Large Family Rm. ,Rec. Rm C/A, 2 Car Garage, Convenient To Schools, Shopping, Rta. .Ez To Show, One Owner Home. .

Key facts

• Move-in ready
• 8,084 sq ft lot
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• PARTIAL FLOORING REPLACEMENT
• MOVE-IN READY

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Below-grade finished living area
• Construction: Built (year per public records); Aluminum siding, vinyl siding and stone exterior; Asphalt roof; Basement foundation
• Exterior features: Lot recorded at approximately 0.1856 acres

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled condition; Unfinished basement; Finished lower-level living area
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-51 ($-617/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.8% below list).
• Recommended offer: $185k (11.8% below list) — sets the bar for 1% rule.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• 3 sale attempts since 30y 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 $90k; list at $210k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $185,239 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.88% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $210,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4345 W Anderson Rd	0.15mi	4/2.0 (+1)	1,494 (+0%)	1mo	$195,000	$131	83
4381 Lucille Ave	0.21mi	3/1.5	1,608 (+8%)	2mo	$227,000	$141	74
963 Chelston Rd	0.31mi	4/2.0 (+1)	1,428 (-4%)	6mo	$175,000	$123	65
1183 Argonne Rd	0.51mi	3/1.0	1,308 (-12%)	3mo	$140,000	$107	53
1105 Winston Rd	0.58mi	4/2.0 (+1)	1,395 (-6%)	4mo	$224,900	$161	50
4267 Bluestone Rd	0.43mi	4/2.5 (+1)	1,651 (+11%)	3mo	$187,000	$113	49
1166 Argonne Rd	0.52mi	4/1.5 (+1)	1,700 (+14%)	1mo	$265,000	$156	45
1381 S Green Rd	0.62mi	4/1.5 (+1)	1,671 (+12%)	1mo	$156,500	$94	44
4776 Burger Rd	0.70mi	4/1.5 (+1)	1,657 (+11%)	1mo	$155,000	$94	41
4784 Burger Rd	0.72mi	3/1.5	1,686 (+13%)	2mo	$242,500	$144	40
1324 Dorsh Rd	0.75mi	4/2.5 (+1)	1,591 (+7%)	4mo	$275,000	$173	40
1272 Winston Rd	0.72mi	3/2.5	1,303 (-13%)	1mo	$211,100	$162	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: -13.6%
• Equity multiple: 0.49×
• Total profit: $-29,784
• Equity at exit: $31,312

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,231
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$326 /mo · $3,913/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-51

Break-even live

Break-even rent $1,917

Max offer price $200,917

Occupancy floor 98%

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: $52,500
• Closing costs: $6,300
• 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	2d	1	0.03mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	16d	1	0.53mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	0.79mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	44d	1	0.83mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	16d	1	0.94mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	0.98mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	2d	1	1.03mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	44d	1	1.05mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	24d	1	1.07mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	2d	1	1.08mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	44d	1	1.12mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	44d	1	1.15mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	15d	1	1.22mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	2d	1	1.23mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	2d	1	1.25mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	2d	1	1.37mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	3d	1	1.39mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	24d	1	1.41mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	44d	1	1.42mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	2d	1	1.46mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	24d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   status $210,000 Pending 5 DOM
2. 2026-06-17
   days on market $210,000 Active 5 DOM
3. 2026-06-16
   days on market $210,000 Active 4 DOM
4. 2026-06-15
   days on market $210,000 Active 3 DOM
5. 2026-06-13
   remarks 448-char remark
6. 2026-06-13
   listed $210,000 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: $3,913 · $326/mo
• Projected year-2 tax: $3,913 · $326/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 ≥95°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: $22,229
• − Mortgage interest: −$11,763
• − Property taxes: −$3,913
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,109
• Taxable loss: −$4,163
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $382/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

+115.4% since first listed

6 events — show timeline

• 2026-06-12 Listed $210,000 MLSNOW
• 1997-05-13 Sold (MLS) $90,000 MLSNOW
• 1997-05-12 Sold (Public Records) $90,000 Public Records
• 1997-03-14 Listed $97,500 MLSNOW
• 1997-03-09 Listing Removed — MLSNOW
• 1996-12-09 Listed $97,500 MLSNOW

Property tax history

+2.3%/yr

Latest (2025): $3,913 · +9.2% YoY. Source: county tax records.