879 Medford Rd · Cleveland Heights, OH 44121

$160,000

3 bd · 1.5 ba · 1,397 sqft · SingleFamily public records · 40 Days on market

Built 1963 Est $173k · 8% 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 +21.7/30.0
• ARV discount +10.9/15.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• 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

Great Colonial With fenced in rear yard; Deck and patio. Attached 1 car garage nice layout with carpet and fireplace. Close to everything Cleveland Heights has to offer. Buyer to assume POS items; On order with the city!

Key facts

• New siding
• Mature greenery
• New gutters

Tags

• NEW ROOF
• NEW SIDING
• NEW GUTTERS
• SPACIOUS LOT
• MATURE GREENERY
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $29k; list at $160k implies a 461% gain — meaningful room to come down on a strong offer.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $173,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3570 Randolph Rd	0.07mi	3/1.0	1,286 (-8%)	1mo	$147,500	$115	80
1056 Quilliams Rd	0.44mi	3/1.5	1,396 (-0%)	2mo	$210,000	$150	78
1073 Woodview Rd	0.42mi	3/1.0	1,408 (+1%)	1mo	$175,000	$124	76
3639 Randolph Rd	0.11mi	3/1.0	1,248 (-11%)	2mo	$130,000	$104	74
3752 Wallingford Rd	0.37mi	3/1.5	1,314 (-6%)	2mo	$190,000	$145	72
1004 Woodview Rd	0.33mi	3/1.0	1,309 (-6%)	1mo	$91,000	$70	71
3837 Woodridge Rd	0.71mi	3/1.5	1,440 (+3%)	1mo	$166,470	$116	61
952 Oxford Rd	0.39mi	4/2.0 (+1)	1,560 (+12%)	2mo	$180,000	$115	54
3454 Monticello Blvd	0.65mi	3/2.5	1,572 (+12%)	1mo	$210,000	$134	44
1168 Brentwood Rd	0.58mi	4/2.5 (+1)	1,559 (+12%)	1mo	$264,400	$170	44
2145 N Taylor Rd	0.70mi	3/2.5	1,579 (+13%)	1mo	$272,900	$173	40
3965 Monticello Blvd	0.73mi	4/2.5 (+1)	1,568 (+12%)	2mo	$135,000	$86	35

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-3,064
• Equity at exit: $23,857

10-year hold

• IRR: 11.9%
• Equity multiple: 2.11×
• Total profit: $49,692
• 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: 150
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$839
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $245

Break-even live

Break-even rent $1,481

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $335	-5% $290	+0% $245	+5% $199	+10% $154
Rent	-10% $103	-5% $174	+0% $245	+5% $316	+10% $386
Rate	-1.0pp $325	-0.5pp $285	base $245	+0.5pp $203	+1.0pp $161

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
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	0.27mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	12d	1	0.30mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	0.31mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	18d	1	0.31mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	25d	1	0.34mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	18d	1	0.35mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	18d	1	0.35mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	18d	1	0.38mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	18d	1	0.43mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	18d	1	0.43mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	0.47mi
876 Eloise Dr Unit Upper Cleveland Heights, OH	2.0	1.0	1233	$1,200	$0.97	18d	1	0.51mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	18d	1	0.61mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	0.63mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	9d	1	0.64mi
910 Dresden Rd Cleveland, OH	4.0	2.0	1839	$1,800	$0.98	18d	1	0.68mi
16000 Terrace Rd Cleveland, OH	1.0–3.0	1.0–2.0	1000	$1,210	$1.21	3d	39	0.78mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	9d	1	0.83mi
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	23d	1	0.86mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	16d	1	0.89mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	4d	1	1.00mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	1.11mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	1.12mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	1.12mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	1.15mi
1726 Taylor Rd East Cleveland, OH	2.0	1.0	900	$972	$1.08	45d	1	1.20mi
15421 Plymouth Pl East Cleveland, OH	2.0	1.0	950	$972	$1.02	45d	1	1.22mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	1.25mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	3d	26	1.26mi
1286 E 152nd St Cleveland, OH	2.0	1.0	1638	$1,095	$0.67	45d	1	1.32mi
14813 Alder Ave Cleveland, OH	3.0	1.0	1188	$1,150	$0.97	25d	1	1.39mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	1.40mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	4d	18	1.43mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	1.45mi

Listing history 34 events

1. 2026-06-21
   days on market $160,000 Active 40 DOM
2. 2026-06-18
   days on market $160,000 Active 37 DOM
3. 2026-06-17
   days on market $160,000 Active 36 DOM
4. 2026-06-16
   days on market $160,000 Active 35 DOM
5. 2026-06-15
   days on market $160,000 Active 34 DOM
6. 2026-06-13
   days on market $160,000 Active 32 DOM
7. 2026-06-09
   days on market $160,000 Active 28 DOM
8. 2026-06-08
   days on market $160,000 Active 27 DOM
9. 2026-06-07
   days on market $160,000 Active 26 DOM
10. 2026-06-05
    days on market $160,000 Active 23 DOM
11. 2026-06-03
    days on market $160,000 Active 22 DOM
12. 2026-06-02
    days on market $160,000 Active 21 DOM
13. 2026-06-01
    days on market $160,000 Active 20 DOM
14. 2026-05-31
    days on market $160,000 Active 19 DOM
15. 2026-05-12
    listed $160,000 Active
16. 2017-06-05
    soldstatus $28,514 Sold 220-char remark

    Show marketing remark (220 chars)

    Great Colonial With fenced in rear yard; Deck and patio. Attached 1 car garage nice layout with carpet and fireplace. Close to everything Cleveland Heights has to offer. Buyer to assume POS items; On order with the city!

17. 2017-05-04
    status Pending 220-char remark

    Show marketing remark (220 chars)

    Great Colonial With fenced in rear yard; Deck and patio. Attached 1 car garage nice layout with carpet and fireplace. Close to everything Cleveland Heights has to offer. Buyer to assume POS items; On order with the city!

18. 2017-05-04
    historical 220-char remark

    Show marketing remark (220 chars)

    Great Colonial With fenced in rear yard; Deck and patio. Attached 1 car garage nice layout with carpet and fireplace. Close to everything Cleveland Heights has to offer. Buyer to assume POS items; On order with the city!

19. 2017-03-22
    price $32,917 220-char remark

    Show marketing remark (220 chars)

    Great Colonial With fenced in rear yard; Deck and patio. Attached 1 car garage nice layout with carpet and fireplace. Close to everything Cleveland Heights has to offer. Buyer to assume POS items; On order with the city!

20. 2017-03-07
    listed $34,650 Active 220-char remark

    Show marketing remark (220 chars)

    Great Colonial With fenced in rear yard; Deck and patio. Attached 1 car garage nice layout with carpet and fireplace. Close to everything Cleveland Heights has to offer. Buyer to assume POS items; On order with the city!

21. 2015-05-17
    historical
22. 2015-03-04
    listed $95,000 Active
23. 2011-12-28
    historical
24. 2010-07-06
    listed $69,000
25. 2009-08-01
    historical
26. 2009-05-01
    listed $79,900
27. 2008-02-19
    soldstatus $28,000
28. 2007-09-07
    historical
29. 2007-06-21
    listed $26,900
30. 2007-06-07
    listed $94,500
31. 2003-09-04
    soldstatus $115,900
32. 2003-08-29
    soldstatus $115,900
33. 2003-06-10
    listed $115,900
34. 1989-09-25
    soldstatus $54,500

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,493
• − Mortgage interest: −$8,962
• − Property taxes: −$3,173
• − Insurance: −$800
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,655
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,826/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: 32,668
• 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

+193.6% since first listed

20 events — show timeline

• 2026-05-12 Listed $160,000 FSBO.com
• 2017-06-05 Sold (MLS) $28,514 MLSNOW
• 2017-05-04 Pending — MLSNOW
• 2017-05-04 Listing Removed — MLSNOW
• 2017-03-22 Price Changed $32,917 MLSNOW
• 2017-03-07 Listed $34,650 MLSNOW
• 2015-05-17 Listing Removed — MLSNOW
• 2015-03-04 Listed $95,000 MLSNOW
• 2011-12-28 Listing Removed — MLSNOW
• 2010-07-06 Listed $69,000 MLSNOW
• 2009-08-01 Listing Removed — MLSNOW
• 2009-05-01 Listed $79,900 MLSNOW
• 2008-02-19 Sold (MLS) $28,000 MLSNOW
• 2007-09-07 Listing Removed — MLSNOW
• 2007-06-21 Listed $26,900 MLSNOW
• 2007-06-07 Listed $94,500 MLSNOW
• 2003-09-04 Sold (MLS) $115,900 MLSNOW
• 2003-08-29 Sold (Public Records) $115,900 Public Records
• 2003-06-10 Listed $115,900 MLSNOW
• 1989-09-25 Sold (Public Records) $54,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $3,173 · +5.9% YoY. Source: county tax records.