982 Roanoke Rd · Cleveland Heights, OH 44121

$215,000

4 bd · 1.5 ba · 1,910 sqft · SingleFamily public records · 48 Days on market

Built 1930 8,899 sqft lot Est $235k · 8% under

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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 +13.3/30.0
• ARV discount +11.3/15.0
• 1% rule +4.6/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Colonial-style home in desirable Cleveland Heights featuring 4 bedrooms and 2 baths. This property offers a spacious layout with many updates throughout, blending classic character with modern touches. Enjoy outdoor living on the rear deck overlooking the backyard, complete with a detached two-car garage. The basement provides additional space and potential for storage or future finishing. A fantastic opportunity to own a move-in-ready home in a sought-after neighborhood.

Key facts

• Basement for storage
• Rear deck
• Spacious layout

Tags

• REAR DECK
• DETACHED TWO-CAR GARAGE
• SPACIOUS LAYOUT
• BASEMENT FOR STORAGE
• SOUGHT-AFTER NEIGHBORHOOD

Property features AI

Exterior

• Parking: Covered parking; Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated / remodeled condition; Vinyl siding exterior; Asphalt roof; Home warranty included
• Construction: Vinyl siding construction; Asphalt roof; Concrete basement
• Exterior features: Deck

Interior

• Kitchen: Granite counters; Dishwasher; Microwave
• Bedrooms: Two main-level bedrooms; Four additional bedrooms on the second floor (carpeted)
• Flooring: Carpet in second-floor bedrooms; Concrete flooring in basement areas
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Granite counters; Living room fireplace (1)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-1 ($-8/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (3.8% below list).
• Recommended offer: $207k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Cleveland Heights — 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 89/100 on livability (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Cleveland Heights-University Heights City (suburban): math 23% / reading 41% proficiency, ranked #568 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cleveland Heights High School (math 12% / reading 46%, grade F, #627 of 781 statewide, top 81%, 1,664 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 32% 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 $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

• It's been on market 48 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $78k; list at $215k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,914 (3.8% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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?
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 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: 0.96% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $234,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 Pennfield Rd	0.23mi	4/1.5	1,727 (-10%)	1mo	$212,000	$123	72
979 Oxford Rd	0.05mi	4/2.0	1,640 (-14%)	1mo	$178,000	$109	71
1068 Elbon Rd	0.56mi	4/1.5	1,883 (-1%)	3mo	$217,000	$115	69
693 Quilliams Rd	0.55mi	3/1.5 (-1)	1,856 (-3%)	1mo	$220,000	$119	64
1143 Brentwood Rd	0.40mi	3/1.5 (-1)	1,741 (-9%)	0mo	$215,000	$123	61
4019 Princeton Blvd	0.44mi	3/1.5 (-1)	1,746 (-9%)	1mo	$215,000	$123	60
3821 Montevista Rd	0.56mi	3/2.0 (-1)	1,820 (-5%)	1mo	$210,000	$115	58
4051 Monticello Blvd	0.47mi	3/1.5 (-1)	1,707 (-11%)	2mo	$225,000	$132	54
1166 Argonne Rd	0.75mi	4/1.5	1,700 (-11%)	1mo	$265,000	$156	46
3785 Glenwood Rd	0.70mi	4/2.5	1,700 (-11%)	3mo	$225,000	$132	43
3983 Ardmore Rd	0.67mi	4/1.5	1,640 (-14%)	3mo	$189,000	$115	42
3757 Princeton Blvd	0.74mi	3/1.5 (-1)	1,704 (-11%)	5mo	$210,000	$123	38

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: -11.6%
• Equity multiple: 0.56×
• Total profit: $-26,435
• Equity at exit: $32,057

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $14,408
• Equity at exit: $18,589

Cash invested: $60,200 (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: 150
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$418 /mo · $5,019/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-1

Break-even live

Break-even rent $2,070

Max offer price $214,877

Occupancy floor 95%

Sensitivity live

Price	-10% $121	-5% $60	+0% $-1	+5% $-62	+10% $-122
Rent	-10% $-164	-5% $-82	+0% $-1	+5% $81	+10% $163
Rate	-1.0pp $108	-0.5pp $54	base $-1	+0.5pp $-56	+1.0pp $-113

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 Delmore Rd Cleveland, OH	5.0	1.0	1350	$2,550	$1.89	3d	1	0.28mi
1131 Cleveland Heights Blvd Cleveland, OH	5.0	2.0	1500	$2,550	$1.70	3d	1	0.31mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	25d	1	0.33mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	25d	1	0.33mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	0.37mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	0.40mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	0.53mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	0.54mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	0.56mi
3777 Montevista Rd Cleveland, OH	5.0	2.0	2050	$2,900	$1.41	3d	1	0.60mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	0.65mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	0.67mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	0.68mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	0.69mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	0.70mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	9d	1	0.78mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	18d	1	0.81mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	0.82mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	18d	1	0.83mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	0.85mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	45d	1	0.86mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	45d	1	0.89mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	0.93mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	0.94mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	0.96mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	1.04mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	1.09mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	45d	1	1.10mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	18d	1	1.14mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	3d	1	1.14mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.20mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	1.29mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	1.37mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	18d	1	1.38mi
4456 Donna Dr Richmond Heights, OH	3.0	2.5	1940	$2,295	$1.18	3d	1	1.47mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	9d	1	1.48mi

Listing history 36 events

1. 2026-06-21
   days on market $215,000 Active 48 DOM
2. 2026-06-18
   days on market $215,000 Active 45 DOM
3. 2026-06-17
   days on market $215,000 Active 44 DOM
4. 2026-06-16
   days on market $215,000 Active 43 DOM
5. 2026-06-15
   days on market $215,000 Active 42 DOM
6. 2026-06-13
   days on market $215,000 Active 40 DOM
7. 2026-06-09
   days on market $215,000 Active 36 DOM
8. 2026-06-08
   days on market $215,000 Active 35 DOM
9. 2026-06-07
   days on market $215,000 Active 34 DOM
10. 2026-06-05
    days on market $215,000 Active 31 DOM
11. 2026-06-03
    days on market $215,000 Active 30 DOM
12. 2026-06-02
    days on market $215,000 Active 29 DOM
13. 2026-06-01
    days on market $215,000 Active 28 DOM
14. 2026-05-31
    days on market $215,000 Active 27 DOM
15. 2026-05-01
    listed $215,000 Active
16. 2024-10-31
    historical
17. 2024-10-25
    price $189,500
18. 2024-10-10
    listed $194,500 Active
19. 2024-08-22
    historical
20. 2024-08-14
    price $194,500
21. 2024-06-17
    price $199,900
22. 2024-05-29
    price $219,500
23. 2024-05-02
    listed $230,000 Active
24. 2023-12-20
    soldstatus $78,000 Closed
25. 2023-11-20
    status Pending
26. 2023-10-13
    status Active
27. 2023-09-18
    status Pending
28. 2023-08-24
    status Active
29. 2023-05-22
    status Pending
30. 2023-05-02
    status Active
31. 2022-10-25
    listed $80,000 Active
32. 1999-02-26
    soldstatus $107,000
33. 1999-02-26
    soldstatus $107,000
34. 1998-09-28
    listed $114,000
35. 1977-12-01
    soldstatus $50,500
36. 1977-12-01
    soldstatus $50,500

ⓘ 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: $5,019 · $418/mo
• Projected year-2 tax: $5,019 · $418/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: $24,830
• − Mortgage interest: −$12,043
• − Property taxes: −$5,019
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$6,255
• Taxable loss: −$3,535
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $840/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: Cleveland Heights-University Heights City
• NCES district ID: 3904379
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $53,451
• Composite: 28.12/100
• National rank: #6822
• State rank: #568 of 656 in OH

Livability — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• 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

+325.7% since first listed

22 events — show timeline

• 2026-05-01 Listed $215,000 MLSNOW
• 2024-10-31 Listing Removed — MLSNOW
• 2024-10-25 Price Changed $189,500 MLSNOW
• 2024-10-10 Listed $194,500 MLSNOW
• 2024-08-22 Listing Removed — MLSNOW
• 2024-08-14 Price Changed $194,500 MLSNOW
• 2024-06-17 Price Changed $199,900 MLSNOW
• 2024-05-29 Price Changed $219,500 MLSNOW
• 2024-05-02 Listed $230,000 MLSNOW
• 2023-12-20 Sold (MLS) $78,000 MLSNOW
• 2023-11-20 Pending — MLSNOW
• 2023-10-13 Relisted — MLSNOW
• 2023-09-18 Pending — MLSNOW
• 2023-08-24 Relisted — MLSNOW
• 2023-05-22 Pending — MLSNOW
• 2023-05-02 Relisted — MLSNOW
• 2022-10-25 Listed $80,000 MLSNOW
• 1999-02-26 Sold (Public Records) $107,000 Public Records
• 1999-02-26 Sold (MLS) $107,000 MLSNOW
• 1998-09-28 Listed $114,000 MLSNOW
• 1977-12-01 Sold (Public Records) $50,500 Public Records
• 1977-12-01 Sold (Public Records) $50,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,019 · +3.8% YoY. Source: county tax records.