4014 Rosemond Rd · Cleveland Heights, OH 44121

$125,000

3 bd · 1.5 ba · 1,609 sqft · SingleFamily public records · 3 Days on market

Built 1928 6,019 sqft lot Est $198k · 37% 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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +9.5/10.0
• 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 MLS

Bank Owned buy As-is. Preapproval Or Verification Of Funds Must Accompany All Offers.

Key facts

• Long-term rental
• Strong rental demand
• Full cosmetic update

Tags

• VALUE-ADD OPPORTUNITY
• FUNCTIONAL LAYOUT
• FULL COSMETIC UPDATE
• LONG-TERM RENTAL
• CONVENIENTLY LOCATED
• STRONG RENTAL DEMAND

Property features AI

Exterior

• Parking: Detached garage; Garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Paved surfaces; Public transportation nearby

Interior

• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full, unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.7% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 6.8% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 36y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $197,907
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4014 Rosemond Rd	0.00mi	4/1.5 (+1)	1,609 (0%)	0mo	$131,500	$82	95
1494 Laclede Rd	0.60mi	3/1.5	1,596 (-1%)	1mo	$196,000	$123	70
1166 Argonne Rd	0.34mi	4/1.5 (+1)	1,700 (+6%)	1mo	$265,000	$156	69
4381 Lucille Ave	0.72mi	3/1.5	1,608 (-0%)	2mo	$227,000	$141	65
3837 Woodridge Rd	0.41mi	3/1.5	1,440 (-10%)	1mo	$166,470	$116	63
1551 Westdale Rd	0.67mi	3/2.0	1,685 (+5%)	0mo	$240,000	$142	59
3821 Montevista Rd	0.36mi	3/2.0	1,820 (+13%)	1mo	$210,000	$115	59
1521 Parkhill Rd	0.61mi	3/1.5	1,742 (+8%)	0mo	$250,000	$144	57
979 Oxford Rd	0.69mi	4/2.0 (+1)	1,640 (+2%)	1mo	$178,000	$109	57
1143 Brentwood Rd	0.69mi	3/1.5	1,741 (+8%)	0mo	$215,000	$123	54
1168 Brentwood Rd	0.70mi	4/2.5 (+1)	1,559 (-3%)	1mo	$264,400	$170	52
1031 Pennfield Rd	0.75mi	4/1.5 (+1)	1,727 (+7%)	1mo	$212,000	$123	47

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: 7.0%
• Equity multiple: 1.29×
• Total profit: $10,129
• Equity at exit: $18,638

10-year hold

• IRR: 20.0%
• Equity multiple: 3.04×
• Total profit: $71,546
• Equity at exit: $10,808

Cash invested: $35,000 (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 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$656
• Tax from tax record: −$374 /mo · $4,489/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $359

Break-even live

Break-even rent $1,369

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $430	-5% $395	+0% $359	+5% $324	+10% $289
Rent	-10% $215	-5% $287	+0% $359	+5% $431	+10% $503
Rate	-1.0pp $422	-0.5pp $391	base $359	+0.5pp $327	+1.0pp $294

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,600	$1.33	0d	1	0.22mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	4d	1	0.23mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	0.27mi
3924 Orchard Rd Cleveland, OH	3.0	1.0	1407	$1,995	$1.42	0d	1	0.31mi
3930 Delmore Rd Cleveland, OH	4.0	1.5	1600	$1,640	$1.02	0d	1	0.39mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	0.39mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	0.40mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	18d	1	0.43mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	46d	1	0.44mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	46d	1	0.45mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	18d	1	0.46mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	0d	1	0.49mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	0d	1	0.55mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	46d	1	0.72mi
963 Chelston Rd Cleveland, OH	4.0	2.0	1974	$1,950	$0.99	46d	1	0.76mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	0.79mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	0d	1	0.82mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	9d	1	0.84mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	18d	1	0.86mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	4d	1	0.89mi
1158 Castleton Rd Cleveland, OH	4.0	1.5	2250	$1,675	$0.74	0d	1	0.95mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	0.98mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	1.00mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	0d	1	1.01mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	5d	1	1.01mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	46d	1	1.04mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	1.10mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	4d	26	1.11mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	1.13mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	25d	1	1.17mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	18d	1	1.17mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	1.17mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	0d	1	1.17mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	1.19mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	4d	1	1.21mi
936 Selwyn Rd Cleveland, OH	3.0	1.0	1228	$1,559	$1.27	0d	1	1.22mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	25d	1	1.23mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	18d	1	1.27mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	1.27mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	18d	1	1.28mi

Listing history 19 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   listed $125,000 Active
3. 2025-03-09
   historical $1,695
4. 2025-02-12
   listed $1,695
5. 2021-09-14
   soldstatus $127,000
6. 2008-05-06
   soldstatus $27,500 85-char remark

   Show marketing remark (85 chars)

   Bank Owned buy As-is. Preapproval Or Verification Of Funds Must Accompany All Offers.

7. 2008-03-28
   historical 85-char remark

   Show marketing remark (85 chars)

   Bank Owned buy As-is. Preapproval Or Verification Of Funds Must Accompany All Offers.

8. 2007-12-18
   listed $39,900 85-char remark

   Show marketing remark (85 chars)

   Bank Owned buy As-is. Preapproval Or Verification Of Funds Must Accompany All Offers.

9. 2007-10-08
   historical
10. 2007-08-11
    listed $53,900
11. 2007-08-08
    historical
12. 2007-05-10
    listed $57,900
13. 2001-05-04
    soldstatus $90,000
14. 2001-05-04
    soldstatus $90,000
15. 2001-01-21
    listed $97,000
16. 1991-09-17
    historical
17. 1991-03-22
    listed $74,900
18. 1991-03-21
    historical
19. 1990-09-22
    listed $74,900

ⓘ 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: $4,489 · $374/mo
• Projected year-2 tax: $4,489 · $374/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $21,888
• − Mortgage interest: −$7,002
• − Property taxes: −$4,489
• − Insurance: −$625
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$3,636
• Taxable income: $2,634
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,679/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

+66.9% since first listed

19 events — show timeline

• 2026-05-09 Pending — MLSNOW
• 2026-05-06 Listed $125,000 MLSNOW
• 2025-03-09 Rental Removed $1,695 APPFOLIO
• 2025-02-12 Listed for Rent $1,695 APPFOLIO
• 2021-09-14 Sold (Public Records) $127,000 Public Records
• 2008-05-06 Sold (MLS) $27,500 MLSNOW
• 2008-03-28 Listing Removed — MLSNOW
• 2007-12-18 Listed $39,900 MLSNOW
• 2007-10-08 Listing Removed — MLSNOW
• 2007-08-11 Listed $53,900 MLSNOW
• 2007-08-08 Listing Removed — MLSNOW
• 2007-05-10 Listed $57,900 MLSNOW
• 2001-05-04 Sold (Public Records) $90,000 Public Records
• 2001-05-04 Sold (MLS) $90,000 MLSNOW
• 2001-01-21 Listed $97,000 MLSNOW
• 1991-09-17 Listing Removed — MLSNOW
• 1991-03-22 Listed $74,900 MLSNOW
• 1991-03-21 Listing Removed — MLSNOW
• 1990-09-22 Listed $74,900 MLSNOW

Property tax history

+0.9%/yr

Latest (2025): $4,489 · -9.8% YoY. Source: county tax records.