Value -Add 17 units with 24% Cap rate 3 Properties Offered at $525,000 in Cleveland, OH

The Ultimate Cleveland Value-Add Play:
100% Vacant 17-Unit Portfolio + Land
Price: $525,000 | Projected Proforma Cap Rate: 25%+ | Estimated Rehab: ~$400k
Projected ARV : $1,135,000 ( $66,764 / unit)
Stop buying compressed 5% cap rates. This is a blank-canvas, high-yield repositioning play for a serious investor who knows how to force appreciation and build a cash-flow empire from the ground up.
Offering five multifamily buildings and an additional parcel of land on Cleveland’s Eastside, this portfolio is priced at an unbeatable $30,882 per door. All units are unleased/ vacant - so you avoid the headache of inherited leases and can move your construction crews in on Day One.
The Portfolio Breakdown
1 x 7-Unit Building
1 x Quadplex (4 units)
3 x Duplexes (6 units total)
1 x Vacant Land Parcel (Development upside or dedicated tenant parking/amenity space)
The Layout Edge:
Over 60% of thes entire portfolio consists of 2, 3, and 5-bedroom units.
3-Bedroom Units: 6 units (The backbone of the portfolio)
2-Bedroom Units: 4 units
5-Bedroom Unit: 1 unit (An ultra-rare asset commanding premium rents)
1-Bedroom & Studios: 6 units total
The Value-Add Blueprint
Delivered fully vacant (sold as-is, where-is),
you have the ultimate freedom to renovate to your standards, set top-of-market rents, and screen your own residents.
Rehab Strategy: Some units offer quick, predictable $10-15k cosmetic turns, while others like St. Clair represents a heavier rehab lift and 9511 Reno needs all new plumbing (copper is gone) and mechanicals- thats where the real equity is manufactured. Total portfolio budget is estimated between $400- 500k.
There are violations on many of the units that would be assumed by the new buyer and 2 units that have suspected squatters (one was a previous tenant the other was not)
LOWER TAXES: With an acquisition price below previous sold values, you stand to benefit from a downward tax assessment correction. Neighborhood comps support an After-Repair Value (ARV) Over $1,1M , leaving plenty of equity on the table
The Proforma Financials"
At a $525,000 purchase price, your stabilized projections represent an incredible wealth generator:
Proforma Gross Income: $211,800/year (~$18,550/month)
Stabilized Expenses: $53,312–$68,036/year (normalized post-rehab)
Proforma Cap Rate: 24.4% to 33.8%
Projected Cash-on-Cash: 107% – 109.5% (Using 20% down)
Projected IRR: 178%

Exit Strategy: Whether your blueprint is to BRRRR (Renovate, Rent, Refinance, Repeat), hold for long-term double-digit yields, or flip the stabilized package to an institutional buyer, the numbers work aggressively in your favor.
SELLING SEPARATE: The 7 unit and land can be sold as a separate package to accommodate financing. The remaining units must all be sold together (per the loan.) NO SELLER FINANCING!
Contact Erin Thomas at KW Commercial today to request the full financial model, rent comps, and to schedule a property walkthrough.