852 Englewood Rd · Cleveland Heights, OH 44121

$215,000

4 bd · 1.5 ba · 2,424 sqft · SingleFamily public records · 5 Days on market

Built 1946 8,102 sqft lot Est $252k · 15% under

---

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 +16.6/30.0
• ARV discount +14.1/15.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 852 Englewood Road in the desirable Cleveland Heights community. Meticulously maintained by the same owner for the past 40 years, this five-bedroom, two-bath Colonial truly reflects a pride of ownership and offers an ideal setting for both spacious living and family gatherings. The interior features original hardwood flooring throughout, a living room with a fireplace, and a dining room with a built-in China cabinet. The large family room, which includes a gas fireplace, leads directly to an outdoor deck and patio area that is fully handicapped accessible. The home features a first-floor bedroom, three additional bedrooms on the second floor, and a spacious owners suite with a pr

Key facts

• First-floor bedroom
• Large family room
• 8,102 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORING
• LIVING ROOM WITH FIREPLACE
• LARGE FAMILY ROOM
• OUTDOOR DECK AND PATIO AREA
• FIRST-FLOOR BEDROOM
• SPACIOUS OWNERS SUITE

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story house; Above-grade finished living area recorded; Below-grade finished living area recorded
• Construction: Aluminum and vinyl siding; Asphalt/fiberglass roof; Home warranty included; Built (year per public records)
• Exterior features: Deck; Back yard fencing; Paved lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full finished basement; 3 fireplaces (one in basement)
• Laundry & utility: Washer and dryer in 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 $131 ($2k/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 $214k (0.4% below list).
• Recommended offer: $214k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.4% 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.
• Market conditions: Rents rising fast (+6.8%/yr); 148 active listings in the ZIP; 15 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).
• 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 $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.
• Current owner paid $57k; list at $215k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,138 (0.4% below list)

Questions for the listing agent

1. Built in 1946 — 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. 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?
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: 1.00% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $252,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
888 Roanoke Rd	0.11mi	4/2.5	2,257 (-7%)	3mo	$135,000	$60	76
3598 Atherstone Rd	0.50mi	4/2.0	2,307 (-5%)	7mo	$285,000	$124	61
3609 Langton Rd	0.56mi	4/2.0	2,532 (+4%)	6mo	$185,000	$73	59
1042 Allston Rd	0.41mi	4/2.5	2,330 (-4%)	14mo	$210,000	$90	59
1117 Allston Rd	0.52mi	4/3.5	2,484 (+2%)	7mo	$148,900	$60	58
3690 Runnymede Blvd	0.59mi	3/2.5 (-1)	2,430 (+0%)	14mo	$296,000	$122	52
3917 Princeton Blvd	0.32mi	5/3.5 (+1)	2,700 (+11%)	12mo	$287,000	$106	43
3972 Lancaster Rd	0.57mi	4/3.0	2,156 (-11%)	9mo	$237,500	$110	42
1057 Renfield Rd	0.51mi	3/2.0 (-1)	2,178 (-10%)	15mo	$175,000	$80	40
3595 Runnymede Blvd	0.72mi	4/2.5	2,733 (+13%)	5mo	$329,900	$121	37
1049 Renfield Rd	0.49mi	3/2.5 (-1)	2,089 (-14%)	12mo	$215,000	$103	35
3609 Brinkmore Rd	0.66mi	3/3.5 (-1)	2,204 (-9%)	15mo	$230,000	$104	28

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: -7.7%
• Equity multiple: 0.70×
• Total profit: $-17,791
• Equity at exit: $32,057

10-year hold

• IRR: 6.4%
• Equity multiple: 1.56×
• Total profit: $33,859
• 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: 148
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$343 /mo · $4,122/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $131

Break-even live

Break-even rent $1,975

Max offer price $215,000

Occupancy floor 89%

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
554 Greenvale Rd Cleveland, OH	4.0	3.0	3237	$2,995	$0.93	14d	1	0.41mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	23d	1	0.46mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	23d	1	0.46mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	1d	1	0.47mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	21d	1	0.58mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	14d	1	0.77mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	16d	1	0.80mi
821 Nela View Rd Cleveland, OH	4.0	2.5	2178	$2,100	$0.96	7d	1	0.80mi
3777 Montevista Rd Cleveland, OH	5.0	2.0	2050	$2,900	$1.41	1d	1	0.81mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	43d	1	0.87mi
1024 Greyton Rd Cleveland, OH	5.0	2.5	1800	$2,500	$1.39	43d	1	0.96mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	16d	1	1.19mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	43d	1	1.24mi
4456 Donna Dr Richmond Heights, OH	3.0	2.5	1940	$2,295	$1.18	1d	1	1.32mi
15801 Hazel Rd Cleveland, OH	3.0	1.5	1908	$1,550	$0.81	16d	1	1.47mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $215,000 Pending 5 DOM
2. 2026-06-13
   days on market $215,000 Active 4 DOM
3. 2026-06-10
   remarks 699-char remark
4. 2026-06-10
   listed $215,000 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: $4,122 · $343/mo
• Projected year-2 tax: $4,122 · $343/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 ≥95°F today · 15 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: $25,697
• − Mortgage interest: −$12,043
• − Property taxes: −$4,122
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,255
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $2,032/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

+313.5% since first listed

3 events — show timeline

• 2026-06-09 Listed $215,000 MLSNOW
• 1983-10-12 Sold (Public Records) $57,000 Public Records
• 1980-01-30 Sold (Public Records) $52,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,122 · -2.7% YoY. Source: county tax records.