Full Grading Methodology

Deep Dive Into All Eight Parameters

The Cleveland Investor Primer grading map has used publicly available data to objectively determine an overall grade, from A+ down to F, for each census tract that includes residential properties within Cuyahoga County (including Cleveland and 58 suburban cities). The overall
grade is determined by eight individual parameter grades. For census-derived scores, the median or average value was generally targeted to be aligned with a grade of B- or C+. 

Each of the eight parameters used in the Cleveland Investor Primer census tract grading is listed below, with its respective weighting indicated:

  1. Median Income (20%)
  2. 5-Year Median Income Change (5%)
  3. Owner Occupancy Rate (10%)
  4. Vacancy Rate (20%)
  5. 5-Year Vacancy Rate Change (5%)
  6. School District Grade (10%)
  7. High School Diploma Holder Rate (15%)
  8. Bachelor’s Degree Holder Rate (15%)

Median Income

Median household income for each census tract accounts for 20% of the overall grade. The data set used was the 2017 US Census ACS (American Community Survey) 5-year data, in 2017 inflation-adjusted dollars. For all of the tracts within Cuyahoga County, the median value in this data set was found to be $43,409. The range for all tracts spanned from a low of $3,709 to a high of $222,188. For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: $120,000 or greater
  • A: $100,000 to $119,999
  • A-: $85,000 to $99,999
  • B+: $60,000 to $84,999
  • B: $50,000 to $59,999
  • B-: $43,056 to $49,999
  • C+: $37,000 to $43,055
  • C: $34,000 to $36,999
  • C-: $30,000 to $33,999
  • D+: $26,000 to $29,999
  • D: $24,000 to $25,999
  • F: $23,999 or less

5-Year Median Income Change

Median 5-year household income change for each census tract accounts for 5% of the overall grade. This parameter was included to illustrate the income trend within a tract. The data sets used were the 2017 US Census ACS 5-year data and the 2012 US Census ACS 5-year data. For all of the tracts within Cuyahoga County, the median delta between 2012 data and 2017 data was a gain of $2,319.50. Values for the deltas ranged from a decline $21,372 to an increase of $40,859. For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: Increase of $15,000 or greater
  • A: Increase of $10,000 to $14,999
  • A-: Increase of $7,500 to $9,999
  • B+: Increase of $6,000 to $7,499
  • B: Increase of $4,000 to $5,999
  • B-: Increase of $2,373 to $3,999
  • C+: No change (0) to increase of $2,372
  • C: Decline of $1 to $1,000
  • C-: Decline of $1,001 to $2,000
  • D+: Decline of $2,001 to $6,000
  • D: Decline of $6,001 to $10,000
  • F: Decline of $10,001 or greater

Owner Occupancy

Owner occupancy rate within each census tract accounts for 10% of the overall grade. The data set used was the 2017 US Census ACS 5-year Tenure data. For all of the tracts within Cuyahoga County, the median value in this data set was found to be 57.2%. The range for all tracts spanned from a low of 0 to a high of 99.6%. For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: 90% or greater
  • A: 85% to 89.9%
  • A-: 80% to 84.9%
  • B+: 75% to 79.9%
  • B: 65% to 74.9%
  • B-: 56.8% to 64.9%
  • C+: 50% to 56.7%
  • C: 45% to 49.9%
  • C-: 40% to 44.9%
  • D+: 30% to 39.9%
  • D: 20% to 29.9%
  • F: 19.9% or less

Vacancy Rate

Vacancy rate for residential units within each census tract accounts for 20% of the overall grade. The data set used was the 2017 US Census ACS 5-year Housing Unit data. For all of the tracts within Cuyahoga County, the median value in this data set was found to be 11.1%. The range for all tracts spanned from a low of 0 to a high of 52.6%. For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: 2% or less
  • A: 2.1% to 4%
  • A-: 4.1% to 5%
  • B+: 5.1% to 7%
  • B: 7.1% to 9%
  • B-: 9.1% to 11.3%
  • C+: 11.4% to 12%
  • C: 12.1% to 16%
  • C-: 16.1% to 18%
  • D+: 18.1% to 25%
  • D: 25.1% to 35%
  • F: 35.1% or more

5-Year Vacancy Rate Change

Change in Vacancy Rate for each census tract accounts for 5% of the overall grade. This parameter was included to illustrate the vacancy trend within a tract. The data sets used were the 2017 US Census ACS 5-year data and the 2012 US Census ACS 5-year data. For all of the tracts within Cuyahoga County, the median delta between 2012 data and 2017 data was effectively 0. Values for the deltas ranged from a vacancy rate increase of 24.9 percentage points (i.e. vacancy rate increased dramatically) to a vacancy rate decrease of 31.2 percentage points (i.e. vacancy rate decreased dramatically, representing a significant improvement). For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: Decrease in vacancy rate by 1 percentage point or more
  • A: No change of vacancy rate
  • A-: Not Used
  • B+: Not Used
  • B: Not Used
  • B-: Not Used
  • C+: Increase in vacancy rate of up to 4 percentage points
  • C: Increase in vacancy rate of between 4 and 5 percentage points
  • C-: Increase in vacancy rate of between 5 and 6 percentage points
  • D+: Increase in vacancy rate of between 6 and 10 percentage points
  • D: Increase of vacancy rate of between 10 and 20 percentage points
  • F: Increase of vacancy rate greater than 20 percentage points

School District Grade

School district grade accounts for 10% of the overall grade. Grade used for each school district in Cuyahoga County is based directly on grades calculated and published by Niche.com, which has based its grades for each district on a range of parameters as defined in their methodology.

  • A+: Bay Village CSD, Beachwood CSD, Brecksville-Broadview Hts. CSD, Chagrin Falls EVSD,
    Mayfield CSD, Orange CSD, Rocky River CSD, Shaker Hts. CSD, Solon CSD
  • A: Cuyahoga Hts. LSD, Independence LSD, North Royalton CSD, Olmsted Falls CSD,
    Strongsville CSD, Westlake CSD
  • A-: Lakewood CSD, North Olmsted CSD
  • B+: Berea CSD, Fairview Park CSD
  • B: Cleveland Hts.-University Hts. CSD, Parma CSD
  • B-: Brooklyn CSD, South Euclid-Lyndhurst CSD
  • C+: Bedford CSD
  • C: Not Used
  • C-: Cleveland CSD, Euclid CSD, Garfield Hts. CSD, Maple Hts. CSD
  • D+: Richmond Hts. LSD, Warrensville Hts. CSD
  • D: East Cleveland CSD
  • F: Not Used

High School Graduate Percentage

Percentage of adult residents that are at least high school graduates within each census tract accounts for 15% of the overall grade. The data set used was the 2017 US Census ACS 5-year Education Level data. For all of the tracts within Cuyahoga County, the median value in this data set was found to be 90%. The range for all tracts spanned from a low of 54.7% to a high of 99.6%. For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: 98% or greater
  • A: 96% to 97.9%
  • A-: 94% to 95.9%
  • B+: 92.5% to 93.9%
  • B: 91% to 92.4%
  • B-: 89.6% to 90.9%
  • C+: 85% to 89.5%
  • C: 80% to 84.9%
  • C-: 78% to 79.9%
  • D+: 75% to 77.9%
  • D: 70% to 74.9%
  • F: 69.9% or less

College Graduate Percentage

Percentage of adult residents that hold at least a bachelor’s degree within each census tract accounts for 15% of the overall grade. The data set used was the 2017 US Census ACS 5-year Education Level data. For all of the tracts within Cuyahoga County, the median value in this data set was found to be 22.9%. The range for all tracts spanned from a low of 0 to a high of 85.9%. For the purposes of establishing a grade for this parameter, the following delineations were used:

  • A+: 60% or greater
  • A: 50% to 59.9%
  • A-: 40% to 49.9%
  • B+: 32% to 39.9%
  • B: 27% to 31.9%
  • B-: 22.6% to 26.9%
  • C+: 18% to 22.5%
  • C: 15% to 17.9%
  • C-: 10% to 14.9%
  • D+: 8% to 9.9%
  • D: 5% to 7.9%
  • F: 4.9% or less