4616 Monticello Blvd · South Euclid, OH 44143

$225,000

4 bd · 2.5 ba · 2,029 sqft · SingleFamily public records · 22 Days on market

Built 1951 0.47 ac lot $111/sqft · 24% below area Est $295k · 24% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Livability +4.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4616 Monticello Blvd in South Euclid, a well-maintained Cape Cod offering space, flexibility, and opportunity. This 4-bedroom, 3 full bath home provides over 2,000 square feet of living space with a layout designed to accommodate a variety of living needs. The main level features a comfortable living room with a gas fireplace, a dining area, and a kitchen ready for your personal updates. Two bedrooms are conveniently located on the first floor, one of which includes a hookup for a potential first-floor laundry. An additional room offers flexibility as a family room, den, or office and features a second gas fireplace. Upstairs, you will find two additional bedrooms, including a sp

Key facts

• Gas fireplace
• Finished basement
• Built-in bar

Tags

• GAS FIREPLACE
• FIRST FLOOR LAUNDRY HOOKUP
• FINISHED BASEMENT
• BUILT-IN BAR
• CURVED SHOWER STALL
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.467 acres; Property faces north

Interior

• Kitchen: Dishwasher
• Bedrooms: Multiple bedrooms on the first and second floors (including main-level bedrooms)
• Bathrooms: Three full bathrooms; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, finished basement; Three fireplaces located in the basement, family room, and living room
• Laundry & utility: Laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 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?
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: 1.01% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (median comp): $294,699
• List price: $225,000
• Delta: -23.65%
• 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
4616 Monticello Blvd	0.00mi	4/3.0	2,029 (0%)	1mo	$233,500	$115	98
931 Daryl Dr	0.33mi	4/2.5	2,096 (+3%)	2mo	$339,995	$162	78
843 Haywood Dr	0.26mi	4/3.5	2,115 (+4%)	3mo	$365,000	$173	74
4752 Fay Dr	0.46mi	4/2.5	2,128 (+5%)	4mo	$317,500	$149	67
573 Trebisky Rd	0.42mi	3/3.0 (-1)	2,151 (+6%)	3mo	$291,000	$135	61
4808 Geraldine Ave	0.46mi	4/3.5	1,901 (-6%)	4mo	$325,000	$171	61
4859 Delevan Dr	0.42mi	3/2.0 (-1)	1,789 (-12%)	2mo	$265,000	$148	52
522 Catlin Dr	0.53mi	4/3.0	2,290 (+13%)	1mo	$382,000	$167	52
4781 Dorshwood Rd	0.70mi	4/2.5	2,216 (+9%)	2mo	$290,000	$131	50
4318 Bluestone Rd	0.65mi	3/2.5 (-1)	1,848 (-9%)	0mo	$251,000	$136	50
4839 Hartley Dr	0.41mi	3/2.0 (-1)	2,317 (+14%)	1mo	$310,000	$134	50
980 Carlone Pl	0.50mi	3/3.0 (-1)	2,300 (+13%)	2mo	$301,000	$131	46

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-28,290
• Equity at exit: $33,548

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-13,810
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$403 /mo · $4,839/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $127

Break-even live

Break-even rent $2,123

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $254	-5% $190	+0% $127	+5% $63	+10% $-1
Rent	-10% $-54	-5% $36	+0% $127	+5% $217	+10% $307
Rate	-1.0pp $240	-0.5pp $184	base $127	+0.5pp $68	+1.0pp $9

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4456 Donna Dr Richmond Heights, OH	3.0	2.5	1940	$2,295	$1.18	2d	1	0.56mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	2d	1	0.72mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	44d	1	0.75mi
4994 N Sedgewick Rd Cleveland, OH	3.0	1.5	1400	$3,000	$2.14	44d	1	1.05mi
1082 Hillstone Rd Unit 1 Cleveland Heights, OH	3.0	1.5	2376	$1,695	$0.71	24d	1	1.41mi
1082 Hillstone Rd Cleveland, OH	3.0	2.0	2376	$1,695	$0.71	24d	1	1.41mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	1.48mi

Listing history 4 events

1. 2026-05-06
   historical Contingent 1559-char remark
2. 2026-04-28
   listed $225,000 Active 1559-char remark
3. 1989-04-04
   soldstatus $95,000
4. 1988-12-19
   soldstatus $135,000

ⓘ 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: $4,839 · $403/mo
• Projected year-2 tax: $4,839 · $403/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: $27,395
• − Mortgage interest: −$12,603
• − Property taxes: −$4,839
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$6,545
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $2,023/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

+73.0% since first listed

6 events — show timeline

• 2026-06-04 Sold (MLS) $233,500 MLSNOW
• 2026-05-21 Pending — MLSNOW
• 2026-05-06 Contingent — MLSNOW
• 2026-04-28 Listed $225,000 MLSNOW
• 1989-04-04 Sold (Public Records) $95,000 Public Records
• 1988-12-19 Sold (Public Records) $135,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $4,839 · +9.9% YoY. Source: county tax records.