13701 Maple Leaf Dr · Garfield Heights, OH 44125

$130,000

2 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 28 Days on market

Built 1954 5,850 sqft lot Est $163k · 20% 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.5/10.0
• 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

Wow! Why Rent? Purchase this property for as little as 3% down. This is a Fannie Mae HomePath Property. This property is being sold as is. This property is approved for HomePath Renovation Mortgage Financing.

Key facts

• Updated finishes
• Backyard
• Finished basement

Tags

• INCOME PRODUCING BUNGALOW
• UPDATED FINISHES
• FINISHED BASEMENT
• REAR DECK
• BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water service; Public sewer service
• Home design: Two-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Full finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% 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 $899 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 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 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 $28k; list at $130k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.11% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $162,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13513 York Blvd	0.07mi	3/1.5 (+1)	1,170 (+1%)	1mo	$185,900	$159	88
13804 Rockside Rd	0.41mi	3/1.0 (+1)	1,173 (+1%)	2mo	$164,500	$140	72
13206 Shady Oak Blvd	0.25mi	3/1.0 (+1)	1,080 (-7%)	2mo	$127,000	$118	70
5408 Roland Dr	0.49mi	3/1.0 (+1)	1,160 (-0%)	2mo	$142,000	$122	70
13008 Oakview Blvd	0.21mi	3/1.0 (+1)	1,040 (-10%)	0mo	$137,500	$132	68
6104 Turney Rd	0.70mi	3/1.0 (+1)	1,169 (+1%)	1mo	$202,000	$173	61
5853 Monica Ln	0.26mi	3/1.5 (+1)	1,299 (+12%)	0mo	$169,900	$131	61
12416 Eastwood Blvd	0.47mi	3/2.0 (+1)	1,102 (-5%)	1mo	$175,000	$159	60
13801 Bangor Ave	0.49mi	3/1.0 (+1)	1,064 (-8%)	2mo	$160,000	$150	57
5365 E 131st St	0.62mi	3/1.0 (+1)	1,056 (-9%)	1mo	$135,000	$128	50
13004 Rockside Rd	0.47mi	3/1.0 (+1)	1,319 (+14%)	0mo	$154,000	$117	50
13600 Royal Blvd	0.58mi	3/2.0 (+1)	1,036 (-11%)	2mo	$205,000	$198	45

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-11,867
• Equity at exit: $19,383

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $9,697
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$682
• Tax from tax record: −$302 /mo · $3,618/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $101

Break-even live

Break-even rent $1,313

Max offer price $130,000

Occupancy floor 88%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	44d	1	0.35mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	44d	1	0.43mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	0.51mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	24d	1	0.55mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	2d	1	0.55mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	24d	1	0.56mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	0.72mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	0.73mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	2d	1	0.75mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	0.90mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	0.90mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	44d	1	0.98mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.00mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	44d	1	1.05mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	3d	1	1.06mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	16d	1	1.16mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	8d	1	1.22mi
5445 Lee Rd Maple Heights, OH	1.0	1.0	700	$999	$1.43	8d	1	1.22mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	1.23mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	1.27mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	8d	1	1.29mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.35mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	1.38mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	16d	1	1.39mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	1.41mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	11d	1	1.44mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	16d	5	1.46mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	12d	1	1.46mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $130,000 Active 28 DOM
2. 2026-06-17
   days on market $130,000 Active 27 DOM
3. 2026-06-16
   days on market $130,000 Active 26 DOM
4. 2026-06-15
   days on market $130,000 Active 25 DOM
5. 2026-06-13
   days on market $130,000 Active 23 DOM
6. 2026-06-13
   days on market $130,000 Active 22 DOM
7. 2026-06-09
   days on market $130,000 Active 19 DOM
8. 2026-06-08
   days on market $130,000 Active 18 DOM
9. 2026-06-07
   days on market $130,000 Active 17 DOM
10. 2026-06-05
    days on market $130,000 Active 14 DOM
11. 2026-06-03
    days on market $130,000 Active 13 DOM
12. 2026-06-02
    days on market $130,000 Active 12 DOM
13. 2026-06-01
    days on market $130,000 Active 11 DOM
14. 2026-05-31
    days on market $130,000 Active 10 DOM
15. 2026-05-20
    listed $130,000 Active
16. 2010-09-10
    soldstatus $28,000 208-char remark

    Show marketing remark (208 chars)

    Wow! Why Rent? Purchase this property for as little as 3% down. This is a Fannie Mae HomePath Property. This property is being sold as is. This property is approved for HomePath Renovation Mortgage Financing.

17. 2010-06-28
    listed $34,900 208-char remark

    Show marketing remark (208 chars)

    Wow! Why Rent? Purchase this property for as little as 3% down. This is a Fannie Mae HomePath Property. This property is being sold as is. This property is approved for HomePath Renovation Mortgage Financing.

18. 2009-09-16
    historical
19. 2009-02-04
    listed $73,000
20. 2008-12-15
    historical
21. 2008-03-24
    listed $109,000
22. 2004-03-31
    soldstatus $112,000
23. 2004-03-29
    soldstatus $112,000
24. 2004-01-01
    listed $113,900
25. 2003-12-31
    historical
26. 2003-09-26
    listed $113,900
27. 2002-05-14
    soldstatus $60,000

ⓘ 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: $3,618 · $302/mo
• Projected year-2 tax: $3,618 · $302/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: $17,293
• − Mortgage interest: −$7,282
• − Property taxes: −$3,618
• − Insurance: −$650
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,782
• Taxable loss: −$806
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,406/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

+116.7% since first listed

13 events — show timeline

• 2026-05-20 Listed $130,000 MLSNOW
• 2010-09-10 Sold (MLS) $28,000 MLSNOW
• 2010-06-28 Listed $34,900 MLSNOW
• 2009-09-16 Listing Removed — MLSNOW
• 2009-02-04 Listed $73,000 MLSNOW
• 2008-12-15 Listing Removed — MLSNOW
• 2008-03-24 Listed $109,000 MLSNOW
• 2004-03-31 Sold (MLS) $112,000 MLSNOW
• 2004-03-29 Sold (Public Records) $112,000 Public Records
• 2004-01-01 Listed $113,900 MLSNOW
• 2003-12-31 Listing Removed — MLSNOW
• 2003-09-26 Listed $113,900 MLSNOW
• 2002-05-14 Sold (Public Records) $60,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,618 · -19.7% YoY. Source: county tax records.