2239 Barrington Rd · University Heights, OH 44118

$60,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1950 7,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.7/5.0
• Rent growth +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom ranch in University Heights offers great potential for owner occupied buyers and or investors looking to make it their own. The property is being sold as-is, with the buyer responsible for assuming any and all city violations. A solid opportunity to renovate, customize, or add value in a desirable location.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water service; Public sewer service
• Home design: Single-story residence; Wood siding construction; Asphalt/fiberglass roof; Fixer condition
• Construction: Built per public records; Full finished below-grade area
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Full finished basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 22.4% vs local median 3.6% in University 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 94/100 on livability (#1 in OH, #3 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment 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.
• Market conditions: Rents rising fast (+5.7%/yr); 253 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 5.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $60k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1950 — 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: 2.58% ✓
• Cap rate: 22.42%
• Cash-on-cash: 57.60%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $195,552
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 Northwood Rd	0.21mi	2/1.0	874 (-13%)	22mo	$172,000	$197	50
3703 Bainbridge Rd	0.74mi	2/1.0	1,067 (+6%)	9mo	$133,400	$125	49
3369 Silsby Rd	0.65mi	2/1.0	1,069 (+6%)	13mo	$160,000	$150	48
3902 E Antisdale Rd	0.60mi	3/1.0 (+1)	955 (-5%)	13mo	$108,500	$114	48
3610 Northcliffe Rd	0.31mi	2/2.0	1,113 (+10%)	20mo	$215,500	$194	47
3933 E Antisdale Rd	0.65mi	3/2.0 (+1)	871 (-14%)	21mo	$180,000	$207	20

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 3.74×
• Total profit: $45,975
• Equity at exit: $8,946

10-year hold

• IRR: 64.9%
• Equity multiple: 8.44×
• Total profit: $124,968
• Equity at exit: $5,188

Cash invested: $16,800 (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 44118

• Rents YoY: 5.7%
• Active inventory: 253
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $806

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 43%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3746 Northwood Rd Unit 1496093P University Heights, OH	3.0	1.5	1291	$5,767	$4.47	2d	1	0.17mi
13789 Cedar Rd Unit 300 South Euclid, OH	2.0	1.0	1100	$1,349	$1.23	17d	1	0.22mi
13630 Cedar Rd University Heights, OH	2.0	2.5	1288	$1,450	$1.13	3d	1	0.23mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,295	$1.18	23d	1	0.24mi
13645 Cedar Rd University Heights, OH	2.0	1.0	1102	$1,395	$1.27	4d	1	0.24mi
13641 Cedar Rd University Heights, OH	2.0	1.0	1036	$1,350	$1.30	23d	1	0.24mi
13781 Cedar Rd #304 South Euclid, OH	1.0	1.0	853	$1,125	$1.32	3d	1	0.25mi
13797 Cedar Rd Unit 106 1st Flr South Euclid, OH	1.0	1.0	833	$1,005	$1.21	17d	1	0.26mi
3855 Grosvenor Rd Unit 1496039P South Euclid, OH	2.0	1.0	1388	$3,823	$2.75	3d	1	0.51mi
3412 Kildare Rd Cleveland Heights, OH	3.0	1.0	1296	$1,731	$1.34	3d	1	0.59mi
2371 Warrensville Center Rd University Heights, OH	3.0	1.5	1380	$1,850	$1.34	4d	1	0.60mi
2381 Warrensville Center Rd Unit UP University Heights, OH	2.0	1.0	1200	$1,400	$1.17	23d	1	0.61mi
4023 Okalona Rd Cleveland, OH	3.0	1.5	1400	$2,500	$1.79	44d	1	0.62mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	23d	1	0.69mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	23d	1	0.77mi
4070 Wyncote Rd Cleveland, OH	3.0	2.0	1233	$1,749	$1.42	2d	1	0.78mi
3435 Superior Park Dr Cleveland Heights, OH	1.0	1.0	631	$915	$1.45	10d	6	0.80mi
4055 Verona Rd Unit 1496083P South Euclid, OH	3.0	3.0	1065	$5,069	$4.76	14d	1	0.81mi
3241 Kildare Rd Unit 3241 Kildare Lower Cleveland Heights, OH	2.0	1.0	900	$1,095	$1.22	7d	1	0.89mi
3235 Meadowbrook Blvd Cleveland Heights, OH	1.0	1.0	760	$1,000	$1.32	16d	1	0.92mi
2223 Lee Rd Cleveland, OH	2.0	1.0–2.0	1015	$2,850	$2.81	1d	60	0.98mi
2027 Lee Rd Cleveland, OH	1.0	1.0	700	$1,375	$1.96	3d	1	1.06mi
3407 Altamont Rd Unit 2nd Floor Cleveland, OH	3.0	1.0	1212	$1,095	$0.90	23d	1	1.07mi
3342 Desota Ave Unit 2 Cleveland Heights, OH	3.0	1.0	1316	$1,299	$0.99	7d	1	1.08mi
2201 Oakdale Rd Unit 1 Cleveland Heights, OH	2.0	1.0	1183	$1,250	$1.06	23d	1	1.11mi
20301 Shelburne Rd Unit 9B Shaker Heights, OH	2.0	1.5	900	$1,850	$2.06	1d	1	1.11mi
20301 Shelburne Rd Unit 8B Shaker Heights, OH	2.0	2.0	945	$1,850	$1.96	1d	1	1.11mi
20301 Shelburne Rd #8 Shaker Heights, OH	2.0	2.0	950	$1,850	$1.95	10d	1	1.12mi
20301 Shelburne Rd #9 Shaker Heights, OH	2.0	1.5	900	$1,850	$2.06	10d	1	1.12mi
3411 Beechwood Ave Unit 2nd floor Cleveland Heights, OH	3.0	1.0	1452	$1,687	$1.16	4d	1	1.12mi
2200 Milton Rd University Heights, OH	1.0–2.0	1.0–2.0	852	$2,240	$2.63	1d	19	1.18mi
2171 Rexwood Rd Cleveland Heights, OH	3.0	1.0	1023	$1,325	$1.30	23d	1	1.18mi
4350 Silsby Rd Cleveland, OH	3.0	2.5	1366	$2,600	$1.90	1d	1	1.18mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	3d	1	1.22mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	23d	1	1.22mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	23d	1	1.24mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	2d	18	1.29mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	43d	1	1.41mi
3073 Fairmount Blvd Unit 1288914P Cleveland Heights, OH	1.0	1.0	839	$4,645	$5.54	1d	1	1.44mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	1d	26	1.45mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $60,000 Active
3. 1977-02-01
   soldstatus $30,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,548
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$1,745
• Taxable income: $9,274
• Est. tax owed @ 24.0%: −$2,226
• After-tax cash flow: $7,451/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 — University Heights

• Score: 94/100
• State rank: #1
• US rank: #3

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 40,715
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 40,715
• Household income: $77,555
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1847.0

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: White 57% Black 33% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.62%
• Current HPI: 204.5504
• Rent YoY: ▲ 5.70%
• 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

+98.7% since first listed

3 events — show timeline

• 2026-04-30 Pending — MLSNOW
• 2026-04-23 Listed $60,000 MLSNOW
• 1977-02-01 Sold (Public Records) $30,200 Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,967 · +4.9% YoY. Source: county tax records.