13905 Thraves Ave · Garfield Heights, OH 44125

$150,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 59 Days on market

Built 1947 6,969 sqft lot Est $159k · 6% 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 +19.0/30.0
• ARV discount +10.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• 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

Welcome to 13905 Thraves Rd! The new renovations speak for themselves including the following udpates: new roof (2025), electric to the garage (2025), hot water tank (2017), newer luxury vinyl flooring throughout, central air, fresh paint throughout, toilets, kitchen cabinets and sink, updated electrical panel, light fixtures, ceiling fans, front and back exterior doors, newer basement carpeting, newer garage door, and newer appliances. Schedule your showing today!

Key facts

• Hot water tank
• Fresh paint
• Central air

Tags

• NEW ROOF
• ELECTRIC TO THE GARAGE
• HOT WATER TANK
• NEWER LUXURY VINYL FLOORING
• CENTRAL AIR
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $158,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13513 York Blvd	0.21mi	3/1.5	1,170 (+2%)	1mo	$185,900	$159	87
5853 Monica Ln	0.08mi	3/1.5	1,299 (+13%)	0mo	$169,900	$131	75
5408 Roland Dr	0.62mi	3/1.0	1,160 (+1%)	2mo	$142,000	$122	66
13206 Shady Oak Blvd	0.45mi	3/1.0	1,080 (-6%)	2mo	$127,000	$118	65
6104 Turney Rd	0.66mi	3/1.0	1,169 (+2%)	1mo	$202,000	$173	64
13008 Oakview Blvd	0.40mi	3/1.0	1,040 (-10%)	0mo	$137,500	$132	63
13009 Willard Ave	0.66mi	3/2.0	1,134 (-2%)	2mo	$156,500	$138	63
12416 Eastwood Blvd	0.66mi	3/2.0	1,102 (-4%)	1mo	$175,000	$159	59
13801 Bangor Ave	0.61mi	3/1.0	1,064 (-8%)	2mo	$160,000	$150	56
13004 Rockside Rd	0.46mi	3/1.0	1,319 (+14%)	0mo	$154,000	$117	52
5948 Dunham Rd	0.73mi	3/2.0	1,072 (-7%)	2mo	$140,000	$131	51
13600 Royal Blvd	0.72mi	3/2.0	1,036 (-10%)	2mo	$205,000	$198	46

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,441
• Equity at exit: $22,365

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $15,263
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$787
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $156

Break-even live

Break-even rent $1,360

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	43d	1	0.16mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	23d	1	0.25mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	43d	1	0.25mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	14d	1	0.32mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	1d	1	0.35mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	16d	1	0.44mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	0.55mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	23d	1	0.59mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	1d	1	0.62mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	10d	1	0.74mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	23d	1	0.74mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	43d	1	0.77mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	0.81mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	43d	1	0.86mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	0.89mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	16d	1	0.97mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	2d	1	1.08mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	23d	1	1.10mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	1.10mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	7d	1	1.12mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	20d	1	1.14mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	7d	1	1.15mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	7d	1	1.18mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	1d	1	1.21mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	43d	1	1.29mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	11d	1	1.33mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	10d	1	1.35mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	16d	1	1.39mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	20d	1	1.40mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	1.40mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	43d	1	1.41mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	23d	1	1.42mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	16d	5	1.43mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	1.43mi
681 Turney Rd Bedford, OH	1.0–2.0	1.0–1.5	795	$1,500	$1.89	19d	13	1.44mi
681 Turney Rd Bedford, OH	2.0	1.0	1030	$1,500	$1.46	3d	1	1.44mi

Listing history 42 events

1. 2026-03-30
   status Pending
2. 2026-02-10
   price $150,000
3. 2026-01-30
   listed $155,000 Active
4. 2026-01-07
   historical
5. 2025-12-30
   price $160,000
6. 2025-09-29
   price $169,000
7. 2025-08-25
   listed $174,000 Active
8. 2025-02-21
   historical
9. 2024-12-08
   listed $150,000 Active
10. 2024-11-30
    historical
11. 2024-07-23
    price $146,999
12. 2024-07-08
    price $147,000
13. 2024-06-25
    status Active
14. 2024-06-14
    historical Contingent
15. 2024-06-13
    price $149,999
16. 2024-06-13
    status Active
17. 2024-05-31
    historical Contingent
18. 2024-05-09
    listed $145,000 Active
19. 2024-04-08
    historical
20. 2024-03-15
    historical Contingent
21. 2024-03-03
    status Active
22. 2024-02-27
    historical Contingent
23. 2024-02-22
    price $140,000
24. 2024-01-21
    listed $145,000 Active
25. 2023-12-21
    price $139,000
26. 2023-11-09
    price $140,000
27. 2023-09-26
    price $145,000
28. 2023-09-11
    price $147,500
29. 2023-08-21
    listed $150,000 Active
30. 2023-02-23
    soldstatus $90,000 Closed
31. 2023-02-23
    soldstatus $90,000
32. 2022-12-30
    status Pending
33. 2022-12-27
    historical Contingent
34. 2022-11-13
    price $109,500
35. 2022-10-26
    price $115,900
36. 2022-09-21
    listed $120,000 Active
37. 2013-05-30
    soldstatus $46,000
38. 2013-03-31
    historical
39. 2012-03-31
    listed $38,750
40. 2003-07-30
    soldstatus $107,900
41. 2003-07-28
    soldstatus $107,900
42. 2003-05-29
    listed $109,900

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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 ≥95°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: $18,697
• − Mortgage interest: −$8,402
• − Property taxes: −$2,707
• − Insurance: −$750
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,364
• Taxable loss: −$518
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,998/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

+36.5% since first listed

42 events — show timeline

• 2026-03-30 Pending — MLSNOW
• 2026-02-10 Price Changed $150,000 MLSNOW
• 2026-01-30 Listed $155,000 MLSNOW
• 2026-01-07 Listing Removed — MLSNOW
• 2025-12-30 Price Changed $160,000 MLSNOW
• 2025-09-29 Price Changed $169,000 MLSNOW
• 2025-08-25 Listed $174,000 MLSNOW
• 2025-02-21 Listing Removed — MLSNOW
• 2024-12-08 Listed $150,000 MLSNOW
• 2024-11-30 Listing Removed — MLSNOW
• 2024-07-23 Price Changed $146,999 MLSNOW
• 2024-07-08 Price Changed $147,000 MLSNOW
• 2024-06-25 Relisted — MLSNOW
• 2024-06-14 Contingent — MLSNOW
• 2024-06-13 Price Changed $149,999 MLSNOW
• 2024-06-13 Relisted — MLSNOW
• 2024-05-31 Contingent — MLSNOW
• 2024-05-09 Listed $145,000 MLSNOW
• 2024-04-08 Listing Removed — MLSNOW
• 2024-03-15 Contingent — MLSNOW
• 2024-03-03 Relisted — MLSNOW
• 2024-02-27 Contingent — MLSNOW
• 2024-02-22 Price Changed $140,000 MLSNOW
• 2024-01-21 Listed $145,000 MLSNOW
• 2023-12-21 Price Changed $139,000 MLSNOW
• 2023-11-09 Price Changed $140,000 MLSNOW
• 2023-09-26 Price Changed $145,000 MLSNOW
• 2023-09-11 Price Changed $147,500 MLSNOW
• 2023-08-21 Listed $150,000 MLSNOW
• 2023-02-23 Sold (Public Records) $90,000 Public Records
• 2023-02-23 Sold (MLS) $90,000 MLSNOW
• 2022-12-30 Pending — MLSNOW
• 2022-12-27 Contingent — MLSNOW
• 2022-11-13 Price Changed $109,500 MLSNOW
• 2022-10-26 Price Changed $115,900 MLSNOW
• 2022-09-21 Listed $120,000 MLSNOW
• 2013-05-30 Sold (Public Records) $46,000 Public Records
• 2013-03-31 Listing Removed — MLSNOW
• 2012-03-31 Listed $38,750 MLSNOW
• 2003-07-30 Sold (MLS) $107,900 MLSNOW
• 2003-07-28 Sold (Public Records) $107,900 Public Records
• 2003-05-29 Listed $109,900 MLSNOW

Property tax history

+0.2%/yr

Latest (2025): $2,707 · -19.3% YoY. Source: county tax records.