25650 Richards Ave · Euclid, OH 44132

$99,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 140 Days on market

Built 1947 8,712 sqft lot $100/sqft · 21% below area Est $126k · 21% under

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Why this score? — see what drove the B 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 +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.5/10.0
• DSCR +9.1/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

former long term section 8 rental that needs very little to complete, Furnace, hotwater tanker newer. Perfect for end user or rehabber priced right only looking for principal buyers as we have lost time in the past by wholesalers who could not close and do not want to repeat that scenario.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1947

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$125,857) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.7% in 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 77/100 on livability (#204 in OH, #3,149 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, commute F, employment D-.
• Euclid City (suburban): math 14% / reading 28% proficiency, ranked #625 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+15.5%/yr); 41 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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 $684 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $47k; list at $99k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,857
• List price: $99,000
• Delta: -21.34%
• 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
26361 Elinore Ave	0.26mi	3/1.5	1,037 (+4%)	1mo	$190,000	$183	78
861 E 256th St	0.32mi	3/1.0	1,014 (+2%)	6mo	$137,500	$136	77
720 E 254th St	0.17mi	3/2.0	1,047 (+6%)	6mo	$164,900	$157	74
26201 Oriole Ave	0.49mi	2/1.0 (-1)	996 (+0%)	6mo	$160,000	$161	67
27125 Mallard Ave	0.64mi	3/1.0	976 (-2%)	3mo	$100,000	$102	65
515 E 250th St	0.23mi	3/1.0	1,128 (+14%)	2mo	$125,000	$111	65
25650 Shoreview Ave	0.30mi	3/1.0	1,106 (+12%)	7mo	$130,000	$118	61
26268 Leslie Ave	0.28mi	3/2.0	1,094 (+10%)	7mo	$126,500	$116	60
321 E 241st St	0.57mi	2/1.0 (-1)	1,010 (+2%)	12mo	$105,000	$104	55
251 E 250th St	0.66mi	2/1.0 (-1)	952 (-4%)	6mo	$84,000	$88	52
253 E 250th St	0.65mi	2/1.5 (-1)	952 (-4%)	6mo	$84,000	$88	50
334 E 238th St	0.62mi	2/1.0 (-1)	862 (-13%)	3mo	$119,900	$139	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.31×
• Total profit: $8,602
• Equity at exit: $14,761

10-year hold

• IRR: 21.3%
• Equity multiple: 3.32×
• Total profit: $64,292
• Equity at exit: $8,560

Cash invested: $27,720 (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 44132

• Home prices YoY: -16.9%
• Rents YoY: 15.5%
• Active inventory: 41
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$519
• Tax from tax record: −$305 /mo · $3,658/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $266

Break-even live

Break-even rent $1,095

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $322	-5% $294	+0% $266	+5% $238	+10% $210
Rent	-10% $153	-5% $209	+0% $266	+5% $323	+10% $379
Rate	-1.0pp $316	-0.5pp $291	base $266	+0.5pp $240	+1.0pp $214

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 E 260th St Euclid, OH	3.0	1.0	875	$1,595	$1.82	45d	1	0.20mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	13d	1	0.51mi
300 E 246th St Euclid, OH	3.0	1.0	1116	$1,864	$1.67	45d	1	0.56mi
270 E 244th St Euclid, OH	1.0–2.0	1.0	702	$950	$1.35	22d	3	0.64mi
26900 Forestview Ave Euclid, OH	3.0	1.0	1098	$1,450	$1.32	3d	1	0.65mi
24570 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0	925	$1,200	$1.30	45d	1	0.69mi
24453 Lakeshore Blvd Euclid, OH	1.0–2.0	1.0–2.0	781	$1,040	$1.33	3d	10	0.74mi
25311 Lakeshore Blvd Unit C14 Euclid, OH	2.0	1.0	925	$995	$1.08	45d	1	0.78mi
24801 Lake Shore Blvd Euclid, OH	2.0	1.0	640	$1,075	$1.68	5d	8	0.81mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$1,168	$1.37	3d	7	0.81mi
101 E 238th St Euclid, OH	2.0	1.0	959	$1,400	$1.46	16d	1	0.84mi
25611 Lakeshore Blvd Unit F11 Euclid, OH	2.0	1.0	925	$995	$1.08	45d	1	0.86mi
26700 Tungsten Rd Unit TN 202 Euclid, OH	2.0	1.0	779	$1,200	$1.54	45d	1	1.08mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	3d	1	1.09mi
26660 Tungsten Rd Unit 105 Euclid, OH	2.0	1.0	900	$1,195	$1.33	5d	1	1.11mi
26640 Tungsten Rd Euclid, OH	2.0	1.0	779	$1,100	$1.41	45d	1	1.13mi
415 E 222nd St Unit 461-23 Euclid, OH	2.0	1.0	700	$875	$1.25	45d	1	1.15mi
27800 Euclid Ave Unit Euclid 35 Parkhill Apts-5 Euclid, OH	3.0	1.5	755	$1,200	$1.59	45d	1	1.21mi
27800 Euclid Ave Unit Euclid 35 -Hillandale Apts-306 Euclid, OH	2.0	1.0	750	$950	$1.27	9d	1	1.21mi
521 E 222nd St Euclid, OH	2.0	1.0	800	$1,500	$1.88	25d	1	1.22mi
26251 Brush Ave Euclid, OH	2.0–3.0	1.0	769	$1,600	$2.08	3d	2	1.22mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	22d	1	1.24mi
1517 E 256th St Euclid, OH	3.0	1.0	1002	$1,300	$1.30	25d	1	1.31mi
1550 E 256th St Euclid, OH	3.0	1.0	1054	$1,700	$1.61	3d	1	1.40mi
1554 E 256th St Euclid, OH	2.0	2.0	1062	$1,250	$1.18	25d	1	1.41mi

Listing history 36 events

1. 2026-06-21
   statusdays on market $99,000 Active 140 DOM
2. 2026-06-02
   status $99,000 Pending 139 DOM
3. 2026-06-01
   days on market $99,000 Active 139 DOM
4. 2026-05-31
   days on market $99,000 Active 138 DOM
5. 2026-02-11
   status Active 290-char remark

   Show marketing remark (290 chars)

   former long term section 8 rental that needs very little to complete, Furnace, hotwater tanker newer. Perfect for end user or rehabber priced right only looking for principal buyers as we have lost time in the past by wholesalers who could not close and do not want to repeat that scenario.

6. 2026-01-30
   status Pending 290-char remark

   Show marketing remark (290 chars)

   former long term section 8 rental that needs very little to complete, Furnace, hotwater tanker newer. Perfect for end user or rehabber priced right only looking for principal buyers as we have lost time in the past by wholesalers who could not close and do not want to repeat that scenario.

7. 2026-01-01
   listed $99,000 Active 290-char remark

   Show marketing remark (290 chars)

   former long term section 8 rental that needs very little to complete, Furnace, hotwater tanker newer. Perfect for end user or rehabber priced right only looking for principal buyers as we have lost time in the past by wholesalers who could not close and do not want to repeat that scenario.

8. 2023-06-07
   historical
9. 2023-03-10
   price $89,000
10. 2023-03-02
    status Active
11. 2023-02-02
    historical
12. 2023-02-02
    listed $79,000
13. 2023-01-01
    status Pending
14. 2022-12-31
    historical
15. 2022-12-30
    historical Contingent
16. 2022-11-18
    status Active
17. 2022-11-10
    historical Contingent
18. 2022-10-15
    price $89,000
19. 2022-09-23
    status Active
20. 2022-09-15
    historical Contingent
21. 2022-08-31
    listed $99,000 Active
22. 2022-01-01
    historical
23. 2022-01-01
    status Pending
24. 2021-12-08
    historical Contingent
25. 2021-11-15
    price $79,000
26. 2021-09-05
    listed $89,000 Active
27. 2017-01-12
    soldstatus $47,000
28. 2016-07-21
    historical
29. 2016-02-01
    historical Contingent
30. 2015-12-10
    price $22,900
31. 2015-08-25
    price $29,000
32. 2015-07-21
    listed $39,000 Active
33. 2005-07-21
    soldstatus $89,900
34. 2005-07-21
    soldstatus $89,900
35. 2005-05-19
    listed $89,900
36. 1972-03-01
    soldstatus $24,500

ⓘ 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: $3,658 · $305/mo
• Projected year-2 tax: $3,658 · $305/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,184
• − Mortgage interest: −$5,546
• − Property taxes: −$3,658
• − Insurance: −$495
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$2,880
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,747/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: Euclid City
• NCES district ID: 3904395
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $36,385
• Composite: 17.39/100
• National rank: #9067
• State rank: #625 of 656 in OH

Livability — Euclid

• Score: 77/100
• State rank: #204
• US rank: #3149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 41,855
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 14,633
• Household income: $47,969
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1297.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 1% Subsaharan African 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -41.89%
• Current HPI: 206.0583
• Rent YoY: ▲ 15.49%
• 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

+304.1% since first listed

32 events — show timeline

• 2026-02-11 Relisted — MLSNOW
• 2026-01-30 Pending — MLSNOW
• 2026-01-01 Listed $99,000 MLSNOW
• 2023-06-07 Listing Removed — MLSNOW
• 2023-03-10 Price Changed $89,000 MLSNOW
• 2023-03-02 Relisted — MLSNOW
• 2023-02-02 Listing Removed — MLSNOW
• 2023-02-02 Listed $79,000 MLSNOW
• 2023-01-01 Pending — MLSNOW
• 2022-12-31 Listing Removed — MLSNOW
• 2022-12-30 Contingent — MLSNOW
• 2022-11-18 Relisted — MLSNOW
• 2022-11-10 Contingent — MLSNOW
• 2022-10-15 Price Changed $89,000 MLSNOW
• 2022-09-23 Relisted — MLSNOW
• 2022-09-15 Contingent — MLSNOW
• 2022-08-31 Listed $99,000 MLSNOW
• 2022-01-01 Listing Removed — MLSNOW
• 2022-01-01 Pending — MLSNOW
• 2021-12-08 Contingent — MLSNOW
• 2021-11-15 Price Changed $79,000 MLSNOW
• 2021-09-05 Listed $89,000 MLSNOW
• 2017-01-12 Sold (Public Records) $47,000 Public Records
• 2016-07-21 Listing Removed — MLSNOW
• 2016-02-01 Contingent — MLSNOW
• 2015-12-10 Price Changed $22,900 MLSNOW
• 2015-08-25 Price Changed $29,000 MLSNOW
• 2015-07-21 Listed $39,000 MLSNOW
• 2005-07-21 Sold (Public Records) $89,900 Public Records
• 2005-07-21 Sold (MLS) $89,900 MLSNOW
• 2005-05-19 Listed $89,900 MLSNOW
• 1972-03-01 Sold (Public Records) $24,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,658 · +42.7% YoY. Source: county tax records.