10728 Gooding Ave, Cleveland, OH 44108
Section 1
Snapshot and key questions
This report records what a public listing page displayed when it was opened on 20 October 2026, and separates those claims from anything independently verified. No county record, lease or inspection was obtained, so every parcel, tax and tenancy detail below remains a listing claim.
| Item | As recorded | Evidential status |
|---|---|---|
| Status | Active | Listing claim; may be cached, not proof of availability today |
| Asking price | $90,000 | Listing claim |
| Configuration and area | 3 bed / 1 bath · 1,534 sq ft | Listing claim; not measured |
| Year built | 1920 | Listing claim |
| Reported parcel | 10913098 | Listing claim; not county-verified |
| Historic annual tax | $836 | Listing claim; not county-verified, arrears unknown |
| Listing history | Reported $105,000 sale on 9 May 2025Asking rent of $1,395 reported in March 2026 | Historic listing narrative; not an executed lease or achieved income |
Key questions before any next step
- Is the property actually available today, or is the displayed status a cached page?
- Is there an executed lease, rent roll or payment history supporting anything near the reported $1,395 asking rent from March 2026?
- What is the as-is condition, and are any stated repairs or updates documented?
- Are taxes current, and would a sale trigger reassessment or expose arrears?
- Does the unit meet Cleveland rental registration requirements, and, given the 1920 build year, pre-1978 lead-safe requirements?
- How do the 2025 sale reference and the 2026 asking price reconcile with the current $90,000 ask?
Section 2
Illustrative scenario and stress test
The table below applies one transparent formula to three monthly rent inputs. Only the historical annual tax of $836 came from a source and it is not county-verified. The vacancy rate, management, maintenance, insurance, owner utilities, compliance reserve and capital reserve are assumptions, not quotes, and no lender, 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 | $1,250/mo | $1,395/mo |
|---|---|---|---|
| Scheduled rent (12 × R) | 13,200.00 | 15,000.00 | 16,740.00 |
| Collected rent after 8% vacancy12R × 0.92 — vacancy is an assumption | 12,144.00 | 13,800.00 | 15,400.80 |
| Management, 10% of collected | −1,214.40 | −1,380.00 | −1,540.08 |
| Maintenance, 5% of collected | −607.20 | −690.00 | −770.04 |
| Historical annual taxPortal figure, not county-verified | −836.00 | −836.00 | −836.00 |
| 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 | 7,086.40 | 8,494.00 | 9,854.68 |
| Capex reserve, 5% of collected | −607.20 | −690.00 | −770.04 |
| Annual cash before financing and income tax | 6,479.20 | 7,804.00 | 9,084.64 |
Stress test at the $1,250 central rent
One case, one assumption change at a time: 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 | 12,750.00 |
| Management, 10% of collected | −1,275.00 |
| Maintenance, 5% of collected | −637.50 |
| Tax, 50% higher than the historic figure | −1,254.00 |
| Insurance, utilities and compliance reserve | −2,400.00 |
| Operating surplus | 7,183.50 |
| Capex reserve, 5% of collected | −637.50 |
| Cash before financing and income tax | 6,546.00 |
| Less one illustrative $5,000 repair in the year | −5,000.00 |
| Residual cash in this case | 1,546.00 |
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 | 90,000.00 |
| Closing-cost allowance, 3% | 2,700.00 |
| Initial work allowance | 10,000.00 |
| Illustrative total before financing | 102,700.00 |
Section 3
Comparable-sale screening, source register and remaining checks
The two smaller sold records below are screening candidates only: no distance, condition or arms-length terms have been verified for them against this property. The third record is nearby but materially larger, so it is excluded rather than averaged in. No adjusted comparable set was defensible here, which is why this report contains no fair value or ARV.
| Address | Sale date | Price | Configuration | Area | Screening result |
|---|---|---|---|---|---|
| 10523 Helena Ave, 44108Nearby sold record. Condition, transaction terms and county transfer details are unverified. | 23 Jan 2026 | $44,504 | 3 bed / 1 bath | 1,404 sq ft | Screening candidate only |
| 9902 Garfield Ave, 44108Nearby sold record. Condition, transaction terms and county transfer details are unverified. | 14 Nov 2025 | $60,000 | 3 bed / 1 bath | 1,216 sq ft | Screening candidate only |
| 10724 Gooding Ave, 44108Same street, but materially 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 — 10728 Gooding Ave | www.zillow.com/homedetails/10728-Gooding-Ave-Cleveland-OH-44108/33390265_zpid | Displayed status, asking price, configuration, reported area, year built, reported parcel, historic annual tax and listing history. May be cached; not title, tax or tenancy proof. |
| Nearby-sales table shown on a related listing page (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 this 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 make a 2025 sale or a March 2026 rent current, 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.
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.
- Current availability, as-is condition and any repair claims, 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/gooding. Scenarios are illustrations, not guarantees.