21351 Crystal Ave · Euclid, OH 44123

$157,000

3 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 24 Days on market

Built 1951 4,948 sqft lot Est $189k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Euclid, OH Cape Cod 3 bedroom 2 full baths off street parking 1 car garage. Home offers eat-in-kitchen, large living room with hardwood floors, 2 first floor bedrooms hardwood floors and full bath with ceramic tile , 2nd floor is full large bedroom with closets. Full basement with updated flooring. Laundry room and updated HVAC. Short distance to shopping and more. POS Compliant no city violations.

Key facts

• 4,948 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached paved garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Faces south; Property listed in fixer condition
• Construction: Vinyl siding; Asphalt fiberglass roof
• Exterior features: Wood fencing; Lot dimensions approximately 45 x 110

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Full, partially finished basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-4 ($-43/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (9.0% below list).
• Recommended offer: $143k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#204 in OH, #3,149 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: commute F, employment D-.
• Euclid City (suburban): math 14% / reading 28% proficiency, ranked #625 of 656 in OH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Arbor Elementary School (math 17% / reading 28%, grade F, #1,239 of 1,584 statewide, top 78%, 370 students, 0% FRL); Euclid Middle School (math 10% / reading 22%, grade F, #624 of 654 statewide, top 96%, 934 students, 0% FRL); Euclid High School (math 7% / reading 33%, grade F, #675 of 781 statewide, top 87%, 1,618 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $96k; list at $157k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $142,907 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $189,318
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20931 Priday	0.14mi	3/1.0	1,200 (-12%)	2mo	$109,600	$91	72
20700 Crystal Ave	0.22mi	4/1.5 (+1)	1,287 (-6%)	2mo	$109,600	$85	72
21131 Morris Ave	0.32mi	4/1.0 (+1)	1,440 (+6%)	0mo	$134,500	$93	70
273 E 208th St	0.24mi	3/1.0	1,174 (-14%)	1mo	$150,000	$128	65
21001 Wilmore Ave	0.28mi	3/1.5	1,202 (-12%)	1mo	$208,000	$173	65
91 E 212th St	0.59mi	3/2.0	1,393 (+2%)	1mo	$205,000	$147	64
20330 S Lake Shore Blvd	0.34mi	4/1.0 (+1)	1,184 (-13%)	0mo	$164,000	$139	57
860 E 232nd St	0.68mi	3/1.5	1,288 (-5%)	1mo	$109,000	$85	56
21130 Arbor Ave	0.56mi	3/2.0	1,213 (-11%)	2mo	$179,900	$148	50
115 E 211th St	0.54mi	3/2.0	1,197 (-12%)	1mo	$188,000	$157	50
21130 Edgecliff Dr	0.67mi	3/1.5	1,502 (+10%)	1mo	$285,000	$190	49
871 E 232nd St	0.72mi	4/2.5 (+1)	1,546 (+14%)	0mo	$149,000	$96	33

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.49×
• Total profit: $-22,264
• Equity at exit: $23,409

10-year hold

• IRR: -1.5%
• Equity multiple: 0.88×
• Total profit: $-5,056
• Equity at exit: $13,574

Cash invested: $43,960 (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 44123

• Home prices YoY: -25.0%
• Rents YoY: 5.3%
• Active inventory: 96
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$823
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-4

Break-even live

Break-even rent $1,434

Max offer price $156,372

Occupancy floor 95%

Sensitivity live

Price	-10% $85	-5% $41	+0% $-4	+5% $-48	+10% $-92
Rent	-10% $-116	-5% $-60	+0% $-4	+5% $53	+10% $109
Rate	-1.0pp $76	-0.5pp $36	base $-4	+0.5pp $-44	+1.0pp $-86

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21251 S Lake Shore Blvd Euclid, OH	3.0	2.0	1246	$1,595	$1.28	45d	1	0.03mi
21000 Priday Ave Euclid, OH	3.0	1.0	1200	$1,300	$1.08	45d	1	0.14mi
21751 Priday Ave Euclid, OH	3.0	1.0	1174	$1,545	$1.32	23d	1	0.16mi
488 E 222nd St Unit Up Euclid, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.26mi
21860 Roberts Ave Euclid, OH	3.0	1.0	1253	$1,450	$1.16	9d	1	0.27mi
26200 S Lake Shr Euclid, OH	3.0	1.5	1305	$1,225	$0.94	9d	1	0.27mi
20500 Priday Ave Euclid, OH	4.0	1.5	1698	$1,750	$1.03	46d	1	0.29mi
21271 Nicholas Ave Euclid, OH	3.0	2.0	1300	$1,689	$1.30	45d	1	0.44mi
20500 Morris Ave Euclid, OH	3.0	1.0	1104	$1,399	$1.27	45d	1	0.45mi
299 E 197th St Cleveland, OH	4.0	2.0	1328	$1,400	$1.05	18d	1	0.50mi
22370 Tracy Ave Euclid, OH	3.0	1.0	1202	$1,575	$1.31	18d	1	0.54mi
21301 Arbor Ave Euclid, OH	3.0	1.0	1050	$1,450	$1.38	21d	1	0.55mi
21980 Ivan Ave Euclid, OH	4.0	2.0	1348	$1,350	$1.00	45d	1	0.57mi
404 E 200th St Cleveland, OH	2.0	1.0	884	$1,095	$1.24	45d	1	0.57mi
455 E 200th St Cleveland, OH	2.0	1.0	950	$1,150	$1.21	25d	1	0.61mi
540 E 208th St Cleveland, OH	2.0	1.0	1189	$1,025	$0.86	45d	1	0.64mi
645 Babbitt Rd Euclid, OH	3.0	1.0	1200	$1,400	$1.17	14d	1	0.68mi
22501 Arms Ave Euclid, OH	3.0	1.0	1044	$1,350	$1.29	25d	1	0.69mi
824 E 236th St Euclid, OH	3.0	2.0	1100	$1,720	$1.56	3d	1	0.71mi
21252 Goller Ave Euclid, OH	3.0	1.0	1161	$1,275	$1.10	22d	1	0.72mi
21250 Goller Ave Cleveland, OH	3.0	1.0	1161	$1,275	$1.10	14d	1	0.73mi
374 E 232nd St Euclid, OH	3.0	1.0	1222	$1,995	$1.63	45d	1	0.83mi
20664 Miller Ave Unit Down Unit Euclid, OH	3.0	2.0	1100	$1,200	$1.09	45d	1	0.83mi
961 E 224th St Euclid, OH	3.0	1.0	1034	$1,300	$1.26	18d	1	0.84mi
23214 Gay St Euclid, OH	3.0	1.0	1634	$1,864	$1.14	25d	1	0.84mi
797 Babbitt Rd #22 Euclid, OH	3.0	1.5	1360	$1,600	$1.18	45d	1	0.85mi
23901 Puritan Rd Euclid, OH	3.0	1.0	1326	$1,595	$1.20	16d	1	0.89mi
19430 Monterey Ave Cleveland, OH	3.0	1.5	898	$1,236	$1.38	23d	1	0.89mi
23307 Williams Ave Euclid, OH	4.0	1.0	1220	$1,700	$1.39	25d	1	0.91mi
655 E 240th St Euclid, OH	3.0	1.0	1341	$1,550	$1.16	45d	1	0.91mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1200	$1,450	$1.21	4d	1	0.91mi
19330 Monterey Ave Cleveland, OH	4.0	1.5	1578	$1,450	$0.92	3d	1	0.91mi
871 E 212th St Cleveland, OH	3.0	1.5	1092	$1,399	$1.28	45d	1	0.94mi
18800 Pasnow Ave Cleveland, OH	3.0	1.0	1348	$1,350	$1.00	18d	1	0.96mi
24200 Puritan Rd Euclid, OH	3.0	1.0	1100	$1,199	$1.09	14d	1	1.00mi
884 E 248th St Euclid, OH	3.0	2.0	1440	$1,699	$1.18	3d	1	1.07mi
25291 Richards Ave Euclid, OH	4.0	1.0	1164	$1,850	$1.59	3d	1	1.40mi
368 E 248th St Euclid, OH	3.0	1.0	1440	$1,395	$0.97	45d	1	1.41mi
101 E 238th St Euclid, OH	2.0	1.0	959	$1,400	$1.46	16d	1	1.41mi
23951 Lakeshore Blvd Euclid, OH	1.0–3.0	1.0–1.5	850	$1,168	$1.37	3d	7	1.42mi

Listing history 28 events

1. 2026-06-21
   days on market $157,000 Active 24 DOM
2. 2026-06-18
   days on market $157,000 Active 21 DOM
3. 2026-06-17
   days on market $157,000 Active 20 DOM
4. 2026-06-16
   days on market $157,000 Active 19 DOM
5. 2026-06-15
   days on market $157,000 Active 18 DOM
6. 2026-06-13
   remarks 401-char remark
7. 2026-06-13
   pricedays on market $157,000 Active 16 DOM
8. 2026-06-09
   days on market $159,000 Active 12 DOM
9. 2026-06-08
   days on market $159,000 Active 11 DOM
10. 2026-06-07
    days on market $159,000 Active 10 DOM
11. 2026-06-05
    days on market $159,000 Active 7 DOM
12. 2026-06-03
    days on market $159,000 Active 6 DOM
13. 2026-06-02
    days on market $159,000 Active 5 DOM
14. 2026-06-01
    days on market $159,000 Active 4 DOM
15. 2026-05-31
    days on market $159,000 Active 3 DOM
16. 2026-05-28
    listed $159,000 Active
17. 2017-09-21
    soldstatus $96,000
18. 2016-06-08
    historical
19. 2015-12-29
    historical Contingent
20. 2015-12-11
    status Pending
21. 2015-12-11
    listed $64,000 Active
22. 2015-10-23
    historical
23. 2015-03-04
    listed Contingent
24. 2015-01-15
    historical
25. 2015-01-12
    listed $142,000
26. 2010-05-20
    soldstatus $126,900
27. 2010-02-19
    soldstatus $26,000
28. 2009-12-16
    listed $39,900

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,149
• − Mortgage interest: −$8,794
• − Property taxes: −$2,925
• − Insurance: −$785
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$4,567
• Taxable loss: −$2,667
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $597/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: Euclid City
• NCES district ID: 3904395
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $36,385
• Composite: 17.39/100
• National rank: #9067
• State rank: #625 of 656 in OH

Livability — Euclid

• Score: 77/100
• State rank: #204
• US rank: #3149

Category grades

Amenities B- Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety B User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Euclid, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 41,855
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 18,050
• Household income: $55,676
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 1085.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -62.82%
• Current HPI: 188.4932
• Rent YoY: ▲ 5.28%
• 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

+298.5% since first listed

13 events — show timeline

• 2026-05-28 Listed $159,000 MLSNOW
• 2017-09-21 Sold (Public Records) $96,000 Public Records
• 2016-06-08 Listing Removed — MLSNOW
• 2015-12-29 Contingent — MLSNOW
• 2015-12-11 Pending — MLSNOW
• 2015-12-11 Listed $64,000 MLSNOW
• 2015-10-23 Listing Removed — MLSNOW
• 2015-03-04 Listed — MLSNOW
• 2015-01-15 Listing Removed — MLSNOW
• 2015-01-12 Listed $142,000 MLSNOW
• 2010-05-20 Sold (Public Records) $126,900 Public Records
• 2010-02-19 Sold (MLS) $26,000 MLSNOW
• 2009-12-16 Listed $39,900 MLSNOW

Property tax history

+5.2%/yr

Latest (2025): $2,925 · -2.9% YoY. Source: county tax records.