In partnership with

Big investors are buying this “unlisted” stock

When the founder who sold his last company to Zillow for $120M starts a new venture, people notice. That’s why the same VCs who backed Uber, Venmo, and eBay also invested in Pacaso.

Disrupting the real estate industry once again, Pacaso’s streamlined platform offers co-ownership of premier properties, revamping the $1.3T vacation home market.

And it works. By handing keys to 2,000+ happy homeowners, Pacaso has already made $110M+ in gross profits in their operating history.

Now, after 41% YoY gross profit growth last year alone, they recently reserved the Nasdaq ticker PCSO.

Invest for $2.90/Share

_{Paid advertisement for Pacaso’s Regulation A offering. Read the offering circular at invest.pacaso.com. Reserving a ticker symbol is not a guarantee that the company will go public. Listing on the NASDAQ is subject to approvals.}

Good morning, Cleveland Real Estate Investors!

Joke: Why did the landlord become a gardener?

Because they heard 2025 is all about planting new terms. 🪴

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📬 In today’s edition:

• 🏗️ Cleveland’s Second Mass-Timber Tower Could Change Ohio City’s Skyline

• ⚠️ Cleveland’s 2025 Landlord Crackdown – Are You Ready?

• 💎 Luxury of the Week – French Country Manor in Gates Mills

By Tyler Finkler - Local Realtor & Appraiser

📰 Cleveland Market Minute

Cleveland’s second mass-timber building planned

Those led him to consider building his latest development, a Marriott Tribute Portfolio boutique hotel, 1950 W 26 St., in Cleveland’s Ohio City neighborhood, with an extensive amount of mass-timber construction.

If the permit is approved, it would be the second mid-rise mass-timber structure built in Cleveland. And Whalen would be responsible for both.

🔗 Read More

Jones Day to stay put in Downtown Cleveland for years to come

The firm has extended its lease for office space at Downtown Cleveland’s North Point Tower complex, home to the firm for around 40 years, for at least the next decade.

It’s also a big vote of confidence in Downtown Cleveland, which has lagged the surrounding suburbs a bit recently when it comes to demand for office space.

🔗 Read More

MetroHealth Line BRT meeting tomorrow

As plans for enhancing the Greater Cleveland Regional Transit Authority’s (GCRTA) MetroHealth Line Bus Rapid Transit (BRT) advance, a pinch point in those plans has become the subject of debate.

A community open house is scheduled to be held at 6-7:30 p.m. tomorrow (Aug. 13) at the Urban Community School, 4909 Lorain Ave., to get public input on the project.

 🔗 Read More

🏡 Just Sold Spotlight – 3493 W 146th St, Cleveland, OH 44111

3493 W 146th St, Cleveland, OH 44111

• 💰 Sale Price: $265,000 (Sold August 11, 2025)

• 📏 Size: 3 beds | 🛁 1.5 baths | 1,844 sqft total (1,324 sqft above grade + 520 sqft finished basement)

• 🏘️ Property Type: Single Family – Cape Cod

• 🌳 Lot Size: 4,661 sq ft (0.107 acres)

• 🛠️ Year Built: 1928

• 💵 Price per Sqft: $144

• 🚗 Garage: 2-car detached

• 📝 Investor Takeaway

This 1928 Cape Cod in Cleveland’s Vineyard Villas neighborhood sold for $265K, offering nearly 1,850 sqft of living space and classic architectural charm. The home features 3 bedrooms (including one on the main level), 1 full bath, and 1 half bath, spread across 6 total rooms.

The partially finished basement adds 520 sqft of usable space, while original details like the fireplace pair with updates such as central air, gas forced air heating, and a blend of brick and vinyl siding for durability. The 2-car detached garage and partially fenced yard round out the functional outdoor space.

This property is ideal for buyers seeking a move-in-ready home with historical character in a well-connected Cleveland location.

🏡 Neighborhood Insight

• 📍 Nearby Cross Streets: Off Triskett Rd, near Caldwell Ave

• 🏫 School District: Cleveland Municipal - 1809

• 🧾 Assessed Taxes: ~$4,339 annually

• 💸 No HOA fees

📈 Recent Sales Nearby:

• 3480 W 146th St: $258,000 | Single Family | 3 beds | 2 baths | 1,800 sqft

• 3501 W 147th St: $270,000 | Single Family | 3 beds | 1.5 baths | 1,900 sqft

• 14715 Lorain Ave: $255,000 | Single Family | 3 beds | 2 baths | 1,750 sqft

📌 Notable Features

• Central air & gas forced air heating

• Partially finished basement (520 sqft)

• Fireplace in main living area

• 2-car detached garage + driveway

• Partially fenced yard for privacy

• Durable brick & vinyl siding construction

• Classic Cape Cod architecture with 1.5 stories

• Well-located near major roads & amenities

💡 Insider’s Insight

⚠️ Cleveland to Enforce Stricter Landlord Regulations in 2025: Are You Prepared? 📢 

Starting 2025, Cleveland will impose fines on landlords who violate housing codes. This step aims to improve tenant safety and property standards.

Key takeaway: Property owners must review compliance processes now to avoid penalties.

Read full article for guidance on staying compliant.

⚠️ Hidden Pitfalls of the Local Agent in Charge Requirement (8/11/24)

For out-of-town property owners, Cleveland’s Local Agent in Charge rule can be a costly challenge. Missing compliance could lead to delays, fines, and higher risks to your investment.

Key takeaway: Partner with trusted local agents to protect your property.

📜 Understanding Chapter 365 – Rental Registration & Local Agent Role (8/8/24)

Chapter 365 outlines requirements for rental registration, lead-safe certification, and appointing a Local Agent in Charge.

Key takeaway: Every out-of-town investor must know and follow these steps to avoid non-compliance.

🚫 The Dangers of Non-Compliance for Out-of-Town Investors (7/11/24)

Ignoring Cleveland’s Residents First legislation can result in heavy fines, reduced property value, and higher tenant turnover.

Key takeaway: Compliance isn’t optional — it’s an investment in your property’s value.

💡 Compliance as a Service (CaaS) — Your Hands-Free Solution (6/6/24)

CaaS provides local agents, regular inspections, and full compliance management for investors.

Key takeaway: This service helps protect your investments and keeps your property profitable without you being on-site.

🛠 Essential Services for Out-of-Town Investors (5/1/24)

From registration to lead-safe certification and tax compliance, these services ensure you meet Cleveland’s Residents First requirements.

Key takeaway: Delegate compliance tasks to experts so you can focus on growing your portfolio.

🏡 House of the Week – French Country Manor in Gates Mills

📍 920 Chestnut Run, Gates Mills, OH

• 📍 920 Chestnut Run, Gates Mills, OH

• 💰 Price: $1,825,000

• 📏 Size: Not specified

• 🏡 Built: 1998

• 🛏 4 Beds | 🛁 4.5 Baths

• 🚗 Garage: Not specified

• 🌳 Lot Size: Not specified

• 🏫 School District: Not specified

🧘 Vibes: A rare mix of curb appeal, backyard oasis, and refined interior design — elevated yet livable.

👉 Listed by: Adam Kaufman, Howard Hanna

📞 Not listed | ✉️ Not listed

🛠 Tools & Resources We Recommend

• PropStream → Lead generation + property comps

• AirDNA → Short-term rental profitability data

• BiggerPockets Cap Rate Guide → Know how to calculate investment ROI

• Cleveland Housing Court Tracker → Spot eviction risks and distressed deals

• Cleveland Real Estate Investor Facebook Group → Share deals and insights with local investors

📣 Weekly Wrap-Up

Cleveland real estate continues to offer a mix of growth, compliance pressure, and premium property opportunities. From cutting-edge construction methods to landmark leases and upcoming public transit plans, this week brought headlines worth every investor’s attention.

📈 Market Momentum:

Downtown Cleveland gets a confidence boost as Jones Day extends its lease at North Point Tower for another decade—stability that could help anchor the central business district amid shifting office demand. Meanwhile, the transit-focused MetroHealth Line BRT project is advancing, with public input shaping key design decisions ahead of construction. Enhanced connectivity could add long-term value to nearby properties.

🏗️ Development Watch:

Mass-timber is making its mark. A planned Marriott Tribute Portfolio boutique hotel in Ohio City would be Cleveland’s second mid-rise mass-timber building—both by the same developer. If approved, the project will bring sustainable construction and boutique hospitality to one of the city’s hottest neighborhoods.

🏘️ Neighborhood Highlight:

Just Sold: 3493 W 146th St, Cleveland, OH 44111

This 1928 Cape Cod in the Vineyard Villas neighborhood closed at $265,000. With 3 beds, 1.5 baths, and nearly 1,850 sq ft (including a partially finished basement), it blends original charm with modern updates like central air and durable exterior finishes. Nearby comps show strong values, making this a solid buy for owner-occupants or investors seeking move-in-ready stability.

💼 Legal Insight from the Field:

Cleveland is tightening the screws on landlords. Stricter housing code enforcement begins in 2025, with fines for violations, and the Local Agent in Charge requirement remains a hurdle for out-of-town owners.

Avoid compliance pitfalls:

• ✅ Appoint a reliable local agent

• 📋 Keep registration & lead-safe certifications current

• 📍 Monitor properties regularly to avoid unseen violations

🌟 Luxury Hit of the Week:

920 Chestnut Run, Gates Mills – $1.825M

This French Country Manor offers 4 beds, 4.5 baths, and an elegant blend of curb appeal, a backyard oasis, and refined interiors. Built in 1998, it’s designed for upscale yet livable comfort, located in one of Greater Cleveland’s most desirable communities.

🧠 Investor Takeaway:

Cleveland’s market rewards those who can balance opportunity with diligence. Boutique hotels and infrastructure projects hint at future growth, while tight code enforcement demands proactive compliance. Whether you’re targeting turnkey charmers like 3493 W 146th or positioning for high-end gains in Gates Mills, preparation today will protect—and grow—your returns tomorrow.

Until next week,

Cleveland Real Estate Investors

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