10617 Bryant Ave, Cleveland, OH 44108
Section 1
Snapshot and key questions
This report records what public listing pages displayed when they were opened on 20 October 2026. Two records disagree on price, and both are kept and dated rather than resolved by assumption. No county record, lease or inspection was obtained.
| Item | As recorded | Evidential status |
|---|---|---|
| Status | Active | Listing claim; may be cached, not proof of availability today |
| Asking price | $99,500 | Listing claim, after a price change dated 30 Sep 2026 |
| Conflicting price reference | $106,500 | Older preview card; the narrative price also differs |
| Configuration and area | 3 bed / 1 bath · 1,306 sq ft | Listing claim; not measured. A bonus room is not a verified fourth bedroom |
| Year built | 1904 | Listing claim |
| Reported parcel | 10826061 | Listing claim; not county-verified |
| Historic annual tax | $1,297 | Listing claim; not county-verified, arrears unknown |
| Rental reference | 2025 asking rent of $1,200Year stated, not refreshed | Asking position; not achieved rent and not an executed lease |
Key questions before any next step
- Which price record is current: the $99,500 display after 30 September 2026, the older $106,500 preview card, or neither?
- Is the bonus room legal and permitted habitable area, or an unverified fourth bedroom in the marketing text?
- Is there a lease, rent roll or payment record supporting anything near the 2025 $1,200 asking rent?
- What condition and renovations are documented, rather than described?
- Are taxes current, and would a sale trigger reassessment?
- Has the property met Cleveland rental registration and, given the 1904 build year, pre-1978 lead-safe requirements?
Section 2
Illustrative scenario and stress test
The table applies one transparent formula to three monthly rent inputs. Only the historical annual tax of $1,297 came from a source, and it is not county-verified. The vacancy, management, maintenance, insurance, utilities, compliance and capital figures are assumptions, not quotes, and no debt, closing, tax or repair cost is included.
collected rent = scheduled × (1 − 8% vacancy)
management = 10% of collected · maintenance = 5% of collected
operating surplus = collected − management − maintenance − tax − $1,500 − $600 − $300
capex reserve = 5% of collected
annual cash before financing and income tax = operating surplus − capex reserve
| Line item | $1,100/mo | $1,200/mo | $1,400/mo |
|---|---|---|---|
| Scheduled rent (12 × R) | 13,200.00 | 14,400.00 | 16,800.00 |
| Collected rent after 8% vacancy12R × 0.92 — vacancy is an assumption | 12,144.00 | 13,248.00 | 15,456.00 |
| Management, 10% of collected | −1,214.40 | −1,324.80 | −1,545.60 |
| Maintenance, 5% of collected | −607.20 | −662.40 | −772.80 |
| Historical annual taxPortal figure, not county-verified | −1,297.00 | −1,297.00 | −1,297.00 |
| Insurance, illustrative | −1,500.00 | −1,500.00 | −1,500.00 |
| Owner-paid utilities, illustrative | −600.00 | −600.00 | −600.00 |
| Compliance reserve, illustrative | −300.00 | −300.00 | −300.00 |
| Operating surplus before financing and capex reserve | 6,625.40 | 7,563.80 | 9,440.60 |
| Capex reserve, 5% of collected | −607.20 | −662.40 | −772.80 |
| Annual cash before financing and income tax | 6,018.20 | 6,901.40 | 8,667.80 |
Stress test at the $1,200 central rent
One case, two assumption changes: vacancy at 15% and a tax bill 50% above the historic figure. Debt service is not included.
| Line item | Value |
|---|---|
| Collected rent at 15% vacancy | 12,240.00 |
| Management, 10% of collected | −1,224.00 |
| Maintenance, 5% of collected | −612.00 |
| Tax, 50% higher than the historic figure | −1,945.50 |
| Insurance, utilities and compliance reserve | −2,400.00 |
| Operating surplus | 6,058.50 |
| Capex reserve, 5% of collected | −612.00 |
| Cash before financing and income tax | 5,446.50 |
| Less one illustrative $5,000 repair in the year | −5,000.00 |
| Residual cash in this case | 446.50 |
Optional initial cash illustration
A rough entry figure at the displayed asking price, using a 3% closing allowance and $10,000 of initial work. It is not a full budget, not a contractor quote and not an offer.
| Component | Amount |
|---|---|
| Displayed asking price | 99,500.00 |
| Closing-cost allowance, 3% | 2,985.00 |
| Initial work allowance | 10,000.00 |
| Illustrative total before financing | 112,485.00 |
Section 3
Comparable-sale screening, source register and remaining checks
The two smaller sold records are screening candidates only: distance, condition and arms-length terms have not been verified against this property. The third record is nearby but materially larger with a different unit count, so it is excluded rather than averaged in. No adjusted comparable set was defensible, so no fair value or ARV is given.
| Address | Sale date | Price | Configuration | Area | Screening result |
|---|---|---|---|---|---|
| 10523 Helena Ave, 44108Nearby sold record from the same nearby-sales table. Condition, terms and county transfer details unverified. | 23 Jan 2026 | $44,504 | 3 bed / 1 bath | 1,404 sq ft | Screening candidate only |
| 9902 Garfield Ave, 44108Nearby sold record from the same nearby-sales table. Condition, terms and county transfer details unverified. | 14 Nov 2025 | $60,000 | 3 bed / 1 bath | 1,216 sq ft | Screening candidate only |
| 10724 Gooding Ave, 44108Materially larger with a different unit configuration. Excluded rather than averaged in. | 14 May 2026 | $69,000 | 5 bed / 2 bath | about 2,400 sq ft | Excluded from pricing match |
Source register — opened 20 October 2026
| Source | Reference | Supports / limitation |
|---|---|---|
| Primary listing page — 10617 Bryant Ave | www.zillow.com/homedetails/10617-Bryant-Ave-Cleveland-OH-44108/33388453_zpid | Displayed status, the $99,500 ask after the 30 September 2026 price change, configuration, reported area, year built, reported parcel and historic annual tax. May be cached; not title, tax or tenancy proof. |
| Related listing page and nearby-sales table — 10617 Bryant Ave | www.trulia.com/home/10617-bryant-ave-cleveland-oh-44108-33388453 | Source of the sold-candidate leads below. Zillow and Trulia are related portals, so agreement between them is not independent corroboration. |
| Sold candidate — 10523 Helena Ave | www.trulia.com/home/10523-helena-ave-cleveland-oh-44108-33388362 | Price and sale date as displayed. Condition, terms and deed particulars unverified. |
| Sold candidate — 9902 Garfield Ave | www.trulia.com/home/9902-garfield-ave-cleveland-oh-44108-33388026 | Price and sale date as displayed. Condition, terms and deed particulars unverified. |
| Sold candidate excluded — 10724 Gooding Ave | www.zillow.com/homedetails/10724-Gooding-Ave-Cleveland-OH-44108/33390264_zpid | Recorded for context only. Excluded from pricing comparisons because of size and unit count. |
| Cuyahoga County MyPlace — parcel, tax and transfer checks | myplace.cuyahogacounty.gov | Outstanding. No county record was retrieved for this report, so parcel and tax details remain unverified. |
| City of Cleveland — rental registration guidance | www.clevelandohio.gov/city-hall/departments/building-housing/divisions/records-administration/rental-registration | Reference for items to verify for this property. Not a compliance check and not a certificate. |
| City of Cleveland — lead-safe guidance for landlords and owners | www.clevelandohio.gov/city-hall/departments/public-health/programs-services/lead-safe/landlords-owners | Reference for pre-1978 rental lead items to verify. No lead certificate or exemption was checked. |
Every reference carries the date it was opened. A 20 October 2026 access date does not refresh a 2025 rent figure or a 30 September 2026 price change, and no page was re-checked after that date.
What remains unknown
- No contact was made with the seller, listing agent or any tenant.
- No inspection, walk-through or contractor assessment was carried out.
- No lease, rent roll or proof of collected rent was reviewed.
- No insurance quotation was obtained; the $1,500 figure is an assumption.
- No county parcel, tax, arrears or transfer record was confirmed.
- No municipal rental registration, lead-safe certificate or exemption was checked.
- The bonus room’s legal and permitted status is unresolved.
Items to verify for this property
- Parcel, tax and transfer details, through Cuyahoga County MyPlace.
- Rental registration obligations, via the City of Cleveland rental registration guidance.
- Pre-1978 lead-safe requirements, including any certificate or exemption, via City of Cleveland lead-safe guidance. Out-of-area owners should also confirm local-agent requirements.
- A dated listing sheet reconciling the $99,500 and $106,500 references.
- Legal and permitted area for the bonus room, in writing.
- Actual rental evidence: lease, rent roll or payment record rather than an asking rent.
These are items to verify for this property, not a compliance certification and not legal advice.
Lumenatio Research — informational owner-review sample. No market value, cap rate, guaranteed income, investment suitability or buy/sell conclusion is expressed or implied. No debt, closing, tax or repair outcome is assumed.
Informational only, and not brokerage, appraisal, title, legal, tax or investment advice. Condition, title, zoning, taxes, insurance and occupancy must be verified by qualified local professionals before any decision. Report prepared by Sander Advisory OÜ, Reg. 11396662, VAT EE102035614, Tallinn, Estonia.
Corrections with a source link and the date you saw it: contact@lumenat.io. Method: research methodology. Sample date 20 October 2026.
Printed from lumenat.io/research/samples/bryant. Scenarios are illustrations, not guarantees.