1811 S Green Rd · South Euclid, OH 44121

$160,000

3 bd · 1.0 ba · 1,776 sqft · SingleFamily public records · 65 Days on market

Built 1920 8,319 sqft lot $90/sqft · 24% below area Est $211k · 24% 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 +25.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +8.1/10.0
• Livability +4.4/5.0
• Rent growth +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tons of space, character and natural light in this 4 bedroom 2 bathroom colonial in the heart of South Euclid. Large front porch in the front and a floating covered deck in the backyard! Walking distance to Lanphear Park, Greenview Junior High School and more!

Key facts

• Front porch
• 8,319 sq ft lot
• 2 garage spots

Tags

• FRONT PORCH
• FLOATING COVERED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.9% in South 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 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: Rents rising fast (+6.8%/yr); 148 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 1.32% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 6.3

CMA / ARV

• ARV (median comp): $211,466
• List price: $160,000
• Delta: -24.34%
• 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
1771 S Green Rd	0.06mi	3/1.5	1,638 (-8%)	2mo	$160,000	$98	80
1895 Temblethurst Rd	0.25mi	4/2.0 (+1)	1,832 (+3%)	1mo	$310,000	$169	73
4531 Ardendale Rd	0.44mi	3/1.5	1,697 (-4%)	2mo	$265,000	$156	69
4480 Birchwold Rd	0.46mi	3/1.5	1,685 (-5%)	3mo	$280,000	$166	66
1899 Lawnway Rd	0.23mi	4/2.0 (+1)	1,628 (-8%)	2mo	$190,000	$117	65
4602 College Rd	0.46mi	3/2.5	1,857 (+5%)	2mo	$240,000	$129	64
1887 Lawnway Rd	0.21mi	2/2.0 (-1)	1,573 (-11%)	0mo	$165,000	$105	62
4250 Eastway Rd	0.62mi	3/2.0	1,686 (-5%)	0mo	$190,000	$113	59
1551 Westdale Rd	0.68mi	3/2.0	1,685 (-5%)	0mo	$240,000	$142	56
4226 Okalona Rd	0.75mi	3/2.5	1,806 (+2%)	2mo	$250,000	$138	55
1494 Laclede Rd	0.74mi	3/1.5	1,596 (-10%)	1mo	$196,000	$123	46
1503 Sheridan Rd	0.67mi	3/1.5	1,510 (-15%)	1mo	$237,500	$157	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 · 6.85% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,849
• Equity at exit: $23,857

10-year hold

• IRR: 16.1%
• Equity multiple: 2.59×
• Total profit: $71,185
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$839
• Tax from tax record: −$420 /mo · $5,036/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $347

Break-even live

Break-even rent $1,678

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	0.43mi
2056 Laurelhill Dr Cleveland, OH	4.0	2.5	2482	$2,500	$1.01	3d	1	0.53mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	43d	1	0.57mi
4093 Bexley Blvd Cleveland, OH	3.0	1.5	1890	$1,650	$0.87	7d	1	0.73mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	0.73mi
2231 S Green Rd Unit 2 Cleveland, OH	2.0	1.0	1500	$1,800	$1.20	1d	1	0.83mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	0.85mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	43d	1	0.92mi
24111 Edgehill Dr Beachwood, OH	4.0	2.5	1735	$2,750	$1.59	7d	1	0.93mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	16d	1	0.93mi
4470 Silsby Rd Cleveland, OH	3.0	1.5	1654	$2,400	$1.45	1d	1	0.94mi
2141 Halcyon Rd Beachwood, OH	4.0	2.5	2390	$4,000	$1.67	3d	1	0.95mi
4350 Silsby Rd Cleveland, OH	3.0	2.5	1366	$2,600	$1.90	1d	1	0.96mi
4198 Bushnell Rd Cleveland, OH	3.0	1.5	2253	$2,100	$0.93	10d	1	1.00mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	1.02mi
24113 E Silsby Rd Beachwood, OH	4.0	2.5	1650	$2,700	$1.64	1d	1	1.03mi
4069 Bushnell Rd Cleveland, OH	3.0	1.5	2397	$2,000	$0.83	12d	1	1.12mi
4049 Bushnell Rd Cleveland, OH	3.0	1.5	1552	$2,100	$1.35	1d	1	1.15mi
3911 Warrendale Rd Cleveland, OH	4.0	2.0	1381	$1,830	$1.33	1d	1	1.15mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	1d	1	1.18mi
3895 Colony Rd Cleveland, OH	3.0	2.0	1800	$1,700	$0.94	16d	1	1.20mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	1.21mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	1.22mi
4037 Washington Blvd University Heights, OH	3.0	2.5	2403	$2,750	$1.14	1d	1	1.27mi
3824 E Antisdale Rd Cleveland, OH	3.0	1.0	1903	$1,650	$0.87	16d	1	1.27mi
2452 Bromley Rd University Heights, OH	4.0	2.5	2219	$2,800	$1.26	23d	1	1.31mi
3921 Bushnell Rd Cleveland, OH	3.0	2.0	2175	$2,400	$1.10	19d	1	1.32mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	1d	1	1.36mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	1.39mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	1d	1	1.40mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	4d	1	1.41mi
3829 Washington Blvd University Heights, OH	3.0	1.0	1577	$2,250	$1.43	16d	1	1.41mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	1.42mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	16d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $160,000 Active 65 DOM
2. 2026-06-17
   days on market $160,000 Active 64 DOM
3. 2026-06-16
   days on market $160,000 Active 63 DOM
4. 2026-06-15
   days on market $160,000 Active 62 DOM
5. 2026-06-13
   days on market $160,000 Active 60 DOM
6. 2026-06-13
   days on market $160,000 Active 59 DOM
7. 2026-06-09
   days on market $160,000 Active 56 DOM
8. 2026-06-08
   days on market $160,000 Active 55 DOM
9. 2026-06-07
   days on market $160,000 Active 54 DOM
10. 2026-06-05
    days on market $160,000 Active 51 DOM
11. 2026-06-03
    days on market $160,000 Active 50 DOM
12. 2026-06-02
    days on market $160,000 Active 49 DOM
13. 2026-06-01
    days on market $160,000 Active 48 DOM
14. 2026-05-31
    days on market $160,000 Active 47 DOM
15. 2026-05-15
    price $160,000 261-char remark

    Show marketing remark (261 chars)

    Tons of space, character and natural light in this 4 bedroom 2 bathroom colonial in the heart of South Euclid. Large front porch in the front and a floating covered deck in the backyard! Walking distance to Lanphear Park, Greenview Junior High School and more!

16. 2026-04-13
    listed $170,000 Active 261-char remark

    Show marketing remark (261 chars)

    Tons of space, character and natural light in this 4 bedroom 2 bathroom colonial in the heart of South Euclid. Large front porch in the front and a floating covered deck in the backyard! Walking distance to Lanphear Park, Greenview Junior High School and more!

17. 2002-04-02
    soldstatus $119,600
18. 2000-02-11
    soldstatus $83,000
19. 1999-12-16
    historical
20. 1999-08-28
    historical
21. 1999-07-30
    historical
22. 1999-07-30
    historical
23. 1999-06-17
    listed $104,900
24. 1999-05-28
    listed $113,021
25. 1999-04-23
    listed $118,921
26. 1999-03-21
    listed $119,000
27. 1998-04-01
    historical
28. 1997-11-04
    listed $135,000
29. 1983-08-05
    soldstatus $52,500

ⓘ 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: $5,036 · $420/mo
• Projected year-2 tax: $5,036 · $420/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 ≥96°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: $25,401
• − Mortgage interest: −$8,962
• − Property taxes: −$5,036
• − Insurance: −$800
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$4,655
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,710/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): 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

+204.8% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $160,000 MLSNOW
• 2026-04-13 Listed $170,000 MLSNOW
• 2002-04-02 Sold (Public Records) $119,600 Public Records
• 2000-02-11 Sold (Public Records) $83,000 Public Records
• 1999-12-16 Listing Removed — MLSNOW
• 1999-08-28 Listing Removed — MLSNOW
• 1999-07-30 Listing Removed — MLSNOW
• 1999-07-30 Listing Removed — MLSNOW
• 1999-06-17 Listed $104,900 MLSNOW
• 1999-05-28 Listed $113,021 MLSNOW
• 1999-04-23 Listed $118,921 MLSNOW
• 1999-03-21 Listed $119,000 MLSNOW
• 1998-04-01 Listing Removed — MLSNOW
• 1997-11-04 Listed $135,000 MLSNOW
• 1983-08-05 Sold (Public Records) $52,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,036 · +10.2% YoY. Source: county tax records.