4643 Monticello Blvd · South Euclid, OH 44143

$234,900

3 bd · 1.0 ba · 1,359 sqft · SingleFamily public records · 38 Days on market

Built 1957 0.42 ac lot $173/sqft · 12% below area Est $266k · 12% 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).

• ARV discount +12.7/15.0
• Cash flow +10.1/30.0
• Livability +4.4/5.0
• 1% rule +3.8/10.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and spacious home located on the prestigious Monticello Boulevard! Perfectly positioned near the vibrant Belle Oaks Marketplace, you’ll enjoy convenient access to popular restaurants, shopping, fitness centers, grocery stores, and everyday essentials just minutes from your doorstep. Inside, this well-maintained home offers the perfect blend of classic character and comfortable living, featuring spacious rooms, abundant natural light, and a layout ideal for both entertaining and everyday life. Whether relaxing in the inviting living spaces or enjoying time outdoors, this home provides warmth and versatility throughout. Located in the city of South Euclid, residents enjoy access to beautiful parks, walking trails, community events, and a strong sense of neighborhood charm. With nearby schools, local amenities, and convenient highway access, this location offers the perfect balance of suburban comfort and city convenience. Don’t miss your opportunity to own a home in one of South Euclid’s most desirable locations!

Key facts

• Local amenities
• Walking trails
• Nearby schools

Tags

• WALKING TRAILS
• NEARBY SCHOOLS
• LOCAL AMENITIES
• CONVENIENT HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (12.3% below list).
• Recommended offer: $206k (12.3% 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: 94 active listings in the ZIP; 5 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).
• This rent runs 30% of the median local income ($81k/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 $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

• It's been on market 38 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $65k; list at $235k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,013 (12.3% 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 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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 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. 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: 0.88% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 9.5

CMA / ARV

• ARV (median comp): $265,646
• List price: $234,900
• Delta: -4.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Haywood Dr	0.34mi	3/1.5	1,400 (+3%)	10mo	$219,500	$157	69
4860 Anderson Rd	0.46mi	3/1.5	1,379 (+2%)	8mo	$179,000	$130	68
4628 Monticello Blvd	0.06mi	3/1.5	1,561 (+15%)	11mo	$227,000	$145	61
4823 Ridgebury Blvd	0.63mi	3/1.0	1,404 (+3%)	10mo	$225,375	$161	57
981 Hanley Rd	0.52mi	4/2.5 (+1)	1,312 (-4%)	6mo	$275,000	$210	54
4742 Anderson Rd	0.37mi	3/1.5	1,540 (+13%)	7mo	$197,500	$128	53
4785 Donald Ave	0.30mi	3/2.0	1,561 (+15%)	6mo	$265,000	$170	52
4817 Donald Ave	0.37mi	3/2.0	1,561 (+15%)	8mo	$245,000	$157	47
849 S Green Rd	0.66mi	4/1.0 (+1)	1,281 (-6%)	9mo	$129,000	$101	47
4998 N Barton Rd	0.71mi	4/2.5 (+1)	1,410 (+4%)	5mo	$175,000	$124	46
512 Jeannette Dr	0.65mi	3/2.0	1,516 (+12%)	10mo	$250,000	$165	38
4959 Anderson Rd	0.60mi	4/2.5 (+1)	1,166 (-14%)	10mo	$241,000	$207	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-46,728
• Equity at exit: $35,024

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-51,517
• Equity at exit: $20,310

Cash invested: $65,772 (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 44143

• Active inventory: 94
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$436 /mo · $5,228/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-138

Break-even live

Break-even rent $2,235

Max offer price $210,542

Occupancy floor —

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.81mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	44d	1	1.07mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	2d	1	1.07mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	16d	1	1.22mi
376 Royal Oak Blvd Cleveland, OH	3.0	1.5	1420	$1,740	$1.23	20d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $234,900 Active 38 DOM
2. 2026-06-17
   days on market $234,900 Active 37 DOM
3. 2026-06-16
   days on market $234,900 Active 36 DOM
4. 2026-06-15
   days on market $234,900 Active 35 DOM
5. 2026-06-13
   days on market $234,900 Active 33 DOM
6. 2026-06-13
   days on market $234,900 Active 32 DOM
7. 2026-06-09
   days on market $234,900 Active 29 DOM
8. 2026-06-08
   days on market $234,900 Active 28 DOM
9. 2026-06-07
   days on market $234,900 Active 27 DOM
10. 2026-06-05
    days on market $234,900 Active 24 DOM
11. 2026-06-03
    days on market $234,900 Active 23 DOM
12. 2026-06-02
    days on market $234,900 Active 22 DOM
13. 2026-06-01
    days on market $234,900 Active 21 DOM
14. 2026-05-31
    days on market $234,900 Active 20 DOM
15. 2026-05-15
    historical Contingent 1072-char remark

    Show marketing remark (1072 chars)

    Welcome to this charming and spacious home located on the prestigious Monticello Boulevard! Perfectly positioned near the vibrant Belle Oaks Marketplace, you’ll enjoy convenient access to popular restaurants, shopping, fitness centers, grocery stores, and everyday essentials just minutes from your doorstep. Inside, this well-maintained home offers the perfect blend of classic character and comfortable living, featuring spacious rooms, abundant natural light, and a layout ideal for both entertaining and everyday life. Whether relaxing in the inviting living spaces or enjoying time outdoors, this home provides warmth and versatility throughout. Located in the city of South Euclid, residents enjoy access to beautiful parks, walking trails, community events, and a strong sense of neighborhood charm. With nearby schools, local amenities, and convenient highway access, this location offers the perfect balance of suburban comfort and city convenience. Don’t miss your opportunity to own a home in one of South Euclid’s most desirable locations!

16. 2026-05-11
    listed $234,900 Active 1072-char remark

    Show marketing remark (1072 chars)

    Welcome to this charming and spacious home located on the prestigious Monticello Boulevard! Perfectly positioned near the vibrant Belle Oaks Marketplace, you’ll enjoy convenient access to popular restaurants, shopping, fitness centers, grocery stores, and everyday essentials just minutes from your doorstep. Inside, this well-maintained home offers the perfect blend of classic character and comfortable living, featuring spacious rooms, abundant natural light, and a layout ideal for both entertaining and everyday life. Whether relaxing in the inviting living spaces or enjoying time outdoors, this home provides warmth and versatility throughout. Located in the city of South Euclid, residents enjoy access to beautiful parks, walking trails, community events, and a strong sense of neighborhood charm. With nearby schools, local amenities, and convenient highway access, this location offers the perfect balance of suburban comfort and city convenience. Don’t miss your opportunity to own a home in one of South Euclid’s most desirable locations!

17. 2026-05-11
    historical

    Show marketing remark (1072 chars)

    Welcome to this charming and spacious home located on the prestigious Monticello Boulevard! Perfectly positioned near the vibrant Belle Oaks Marketplace, you’ll enjoy convenient access to popular restaurants, shopping, fitness centers, grocery stores, and everyday essentials just minutes from your doorstep. Inside, this well-maintained home offers the perfect blend of classic character and comfortable living, featuring spacious rooms, abundant natural light, and a layout ideal for both entertaining and everyday life. Whether relaxing in the inviting living spaces or enjoying time outdoors, this home provides warmth and versatility throughout. Located in the city of South Euclid, residents enjoy access to beautiful parks, walking trails, community events, and a strong sense of neighborhood charm. With nearby schools, local amenities, and convenient highway access, this location offers the perfect balance of suburban comfort and city convenience. Don’t miss your opportunity to own a home in one of South Euclid’s most desirable locations!

18. 2026-03-25
    price $255,000
19. 2025-11-12
    listed $264,900 Active
20. 2025-11-10
    historical
21. 2025-10-24
    price $274,900
22. 2025-09-12
    price $279,900
23. 2025-08-19
    price $289,900
24. 2025-06-19
    price $299,900
25. 2025-05-10
    listed $309,900 Active
26. 2014-01-31
    soldstatus $65,000
27. 2008-02-15
    soldstatus $65,000
28. 2008-01-09
    listed $69,900
29. 2007-12-30
    historical
30. 2007-08-31
    listed $69,900
31. 1997-11-13
    soldstatus $119,900

ⓘ 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: $5,228 · $436/mo
• Projected year-2 tax: $5,228 · $436/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 · 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: $24,722
• − Mortgage interest: −$13,158
• − Property taxes: −$5,228
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,833
• Taxable loss: −$5,628
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-304/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): 24,597
• Household income: $81,268
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 656.0

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 0.57)
• Race & ethnicity: White 56% Black 34% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 3% Other Indo-European 3% Spanish 3%

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: ▼ -123.55%
• Current HPI: 167.6083
• Rent YoY: —
• 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

+95.9% since first listed

17 events — show timeline

• 2026-05-15 Contingent — MLSNOW
• 2026-05-11 Listing Removed — MLSNOW
• 2026-05-11 Listed $234,900 MLSNOW
• 2026-03-25 Price Changed $255,000 MLSNOW
• 2025-11-12 Listed $264,900 MLSNOW
• 2025-11-10 Listing Removed — MLSNOW
• 2025-10-24 Price Changed $274,900 MLSNOW
• 2025-09-12 Price Changed $279,900 MLSNOW
• 2025-08-19 Price Changed $289,900 MLSNOW
• 2025-06-19 Price Changed $299,900 MLSNOW
• 2025-05-10 Listed $309,900 MLSNOW
• 2014-01-31 Sold (Public Records) $65,000 Public Records
• 2008-02-15 Sold (MLS) $65,000 MLSNOW
• 2008-01-09 Listed $69,900 MLSNOW
• 2007-12-30 Listing Removed — MLSNOW
• 2007-08-31 Listed $69,900 MLSNOW
• 1997-11-13 Sold (Public Records) $119,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $5,228 · +10.1% YoY. Source: county tax records.