11805 Crofton Ave · Garfield Heights, OH 44125

$116,000

2 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 1 Days on market

Built 1949 4,800 sqft lot Est $169k · 31% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super Clean 2 Bedroom Bungalow * Updated Bath * Newer Features Include Roof, Siding And Drive * Sun Room Off First Floor Bedroom * Room For Expansion Up * Partially Finished Rec-room * Half Bath In Basement * Violation Free *

Key facts

• New furnace
• Vinyl sided bungalow
• Glass block windows

Tags

• VINYL SIDED BUNGALOW
• ENCLOSED REAR PORCH
• PARTIALLY FINISHED BASEMENT
• NEW FURNACE
• CENTRAL AIR
• GLASS BLOCK WINDOWS

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)

Exterior

• Parking: Detached garage; Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Entry level information not specified
• Construction: Vinyl siding; Asphalt/fiberglass roof; Block and brick/mortar foundation; Built according to public records
• Exterior features: Enclosed patio and porch; Patio; Porch; Lot dimensions approximately 40 x 120 (0.1102 acres); Faces south

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Storm windows; Full basement, partially finished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Cap rate 8.7% vs local median 6.8% in Garfield Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#593 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, crime D-, amenities F.
• Garfield Heights City Schools (suburban): math 8% / reading 22% proficiency, ranked #643 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 120 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 34y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $169,341
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11909 Hastings Rd	0.06mi	3/2.0 (+1)	1,186 (-1%)	3mo	$188,000	$159	84
5731 Andover Blvd	0.16mi	3/2.0 (+1)	1,102 (-8%)	0mo	$154,900	$141	70
12416 Eastwood Blvd	0.23mi	3/2.0 (+1)	1,102 (-8%)	1mo	$175,000	$159	66
11412 Hempstead Rd	0.19mi	3/1.5 (+1)	1,064 (-11%)	2mo	$193,000	$181	64
13513 York Blvd	0.67mi	3/1.5 (+1)	1,170 (-3%)	1mo	$185,900	$159	56
13009 Willard Ave	0.56mi	3/2.0 (+1)	1,134 (-6%)	2mo	$156,500	$138	53
11412 Granger Rd	0.59mi	3/1.0 (+1)	1,100 (-8%)	2mo	$122,500	$111	51
13206 Shady Oak Blvd	0.56mi	3/1.0 (+1)	1,080 (-10%)	2mo	$127,000	$118	51
13008 Oakview Blvd	0.49mi	3/1.0 (+1)	1,040 (-13%)	0mo	$137,500	$132	50
13004 Rockside Rd	0.73mi	3/1.0 (+1)	1,319 (+10%)	0mo	$154,000	$117	44
12913 Darlington Ave	0.51mi	3/2.0 (+1)	1,354 (+13%)	2mo	$209,900	$155	44
5365 E 131st St	0.71mi	3/1.0 (+1)	1,056 (-12%)	1mo	$135,000	$128	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,509
• Equity at exit: $17,296

10-year hold

• IRR: 10.4%
• Equity multiple: 1.88×
• Total profit: $28,630
• Equity at exit: $10,030

Cash invested: $32,480 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44125

• Rents YoY: 4.8%
• Active inventory: 120
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$608
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $231

Break-even live

Break-even rent $1,084

Max offer price $116,000

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	24d	1	0.22mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	0.27mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	0.40mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	0.40mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	0.59mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	24d	1	0.64mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	0.83mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	0.89mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	0.95mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	0.96mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	0.97mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	44d	1	1.00mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	1.07mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	15d	1	1.09mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	12d	1	1.09mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	1.10mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	1.12mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	44d	1	1.15mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	1.16mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	1.19mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	1.21mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	2d	1	1.22mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	1.29mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	1.35mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	24d	1	1.36mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	1.38mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	1.38mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	1.39mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	1.46mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	2d	1	1.48mi

Listing history 2 events

1. 2026-06-17
   remarks 535-char remark
2. 2026-06-17
   listed $116,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,511
• − Mortgage interest: −$6,498
• − Property taxes: −$2,395
• − Insurance: −$580
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,375
• Taxable income: $1,022
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,524/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Garfield Heights City Schools
• NCES district ID: 3904404
• Math proficiency: 8% ▼ -19.00%
• Reading proficiency: 22% ▼ -18.00%
• Median HH income: $41,334
• Composite: 12.88/100
• National rank: #9590
• State rank: #643 of 656 in OH

Livability — Garfield Heights

• Score: 67/100
• State rank: #593
• US rank: #10152

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garfield Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 29,461
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,461
• Household income: $57,363
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1738.0

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 11% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.98%
• Current HPI: 155.1507
• Rent YoY: ▲ 4.80%
• Metro: Cleveland-Elyria, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+73.4% since first listed

8 events — show timeline

• 2026-06-16 Listed $116,000 MLSNOW
• 2006-08-10 Sold (MLS) $88,500 MLSNOW
• 2006-06-16 Sold (Public Records) $88,500 Public Records
• 2006-05-31 Listing Removed — MLSNOW
• 2006-01-31 Listed $94,900 MLSNOW
• 1992-08-21 Sold (Public Records) $60,000 Public Records
• 1992-08-20 Sold (MLS) $60,000 MLSNOW
• 1992-06-21 Listed $66,900 MLSNOW

Property tax history

-0.0%/yr

Latest (2025): $2,395 · -20.5% YoY. Source: county tax records.