8301 Vista Ave · Garfield Heights, OH 44125

$148,900

4 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 3 Days on market

Built 1922 0.39 ac lot Est $171k · 13% 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 +21.3/30.0
• ARV discount +13.3/15.0
• DSCR +6.8/10.0
• 1% rule +6.6/10.0
• 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

Renovated 1922 Colonial in the Walton subdivision of Garfield Heights, Ohio, with a tenant in place through May 2027 at $1,500 per month. This 3-bedroom, 1-bathroom home underwent a $53,000 renovation in 2023, including a remodeled kitchen with granite countertops and new LVP flooring throughout the first floor. Bedrooms feature carpet, the bathroom offers tile flooring, and neutral decor runs throughout. The finished basement adds 312 square feet of nicely finished living space on top of 1,612 square feet above grade across 2 stories and 8 total rooms. Outdoor features include an enclosed front porch (168 square feet) and a rear deck (205 square feet) overlooking a large 0.39-acre lot. A d

Key facts

• Renovated kitchen
• Finished basement
• New lvp flooring

Tags

• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• NEW LVP FLOORING
• FINISHED BASEMENT
• ENCLOSED FRONT PORCH
• REAR DECK

Property features AI

Exterior

• Parking: Detached garage with paved driveway; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Updated / Remodeled; Block foundation; Asphalt roof; Aluminum siding
• Construction: Aluminum siding construction; Block foundation; Asphalt roof; Built according to public records
• Exterior features: Private yard; Deck, enclosed porch, patio

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Double pane windows; Finished basement with additional partially finished areas and storage space
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

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); 125 active listings in the ZIP; 21 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).
• This rent runs 36% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 32y 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 $80k; list at $149k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,900

Questions for the listing agent

1. Built in 1922 — 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: 1.16% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $170,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4663 Burleigh Rd	0.24mi	4/1.0	1,440 (-11%)	10mo	$117,500	$82	59
4679 E 88th St	0.32mi	3/1.0 (-1)	1,652 (+2%)	16mo	$175,000	$106	59
8531 Cherie Dr	0.55mi	3/2.5 (-1)	1,646 (+2%)	7mo	$255,000	$155	58
8565 Band Dr	0.38mi	3/1.5 (-1)	1,700 (+6%)	10mo	$163,500	$96	57
4729 E 90th St	0.31mi	4/2.5	1,387 (-14%)	4mo	$145,000	$105	57
4837 E 85th St	0.15mi	3/2.0 (-1)	1,445 (-10%)	18mo	$163,000	$113	56
4639 E 93rd St	0.46mi	3/2.0 (-1)	1,670 (+4%)	17mo	$128,000	$77	53
9011 Park Heights Ave	0.51mi	3/2.0 (-1)	1,462 (-9%)	6mo	$110,000	$75	51
4828 E 90th St	0.27mi	4/2.0	1,378 (-14%)	16mo	$165,000	$120	50
5095 E 86th St	0.52mi	3/1.0 (-1)	1,443 (-10%)	8mo	$102,500	$71	42
9711 Plymouth Ave	0.67mi	3/1.0 (-1)	1,440 (-11%)	10mo	$170,000	$118	34
8621 Cherie Dr	0.56mi	3/3.0 (-1)	1,432 (-11%)	16mo	$231,000	$161	33

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,935
• Equity at exit: $22,201

10-year hold

• IRR: 7.5%
• Equity multiple: 1.62×
• Total profit: $25,815
• Equity at exit: $12,874

Cash invested: $41,692 (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: 125
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$781
• Tax from tax record: −$302 /mo · $3,619/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $218

Break-even live

Break-even rent $1,449

Max offer price $148,900

Occupancy floor 82%

Sensitivity live

Price	-10% $303	-5% $261	+0% $218	+5% $176	+10% $134
Rent	-10% $82	-5% $150	+0% $218	+5% $287	+10% $355
Rate	-1.0pp $293	-0.5pp $256	base $218	+0.5pp $180	+1.0pp $141

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	3d	1	0.15mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	17d	1	0.22mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	17d	1	0.25mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	13d	1	0.26mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	17d	1	0.30mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	8d	1	0.32mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	4d	1	0.34mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	25d	1	0.44mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	21d	1	0.44mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	0.51mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	20d	1	0.60mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	17d	1	0.65mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	45d	1	0.75mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.94mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.94mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	3d	1	1.01mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	1.16mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	3d	1	1.16mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	1.21mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	1.26mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	1.35mi

Listing history 3 events

1. 2026-06-21
   days on market $148,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $148,900 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: $3,619 · $302/mo
• Projected year-2 tax: $3,619 · $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 ≥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: $20,703
• − Mortgage interest: −$8,341
• − Property taxes: −$3,619
• − Insurance: −$744
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,332
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,537/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

+372.7% since first listed

17 events — show timeline

• 2026-06-18 Listed $148,900 MLSNOW
• 2024-03-22 Rental Removed $1,400 YESMLS
• 2024-03-14 Listed for Rent $1,400 YESMLS
• 2015-08-13 Listing Removed — MLSNOW
• 2015-06-12 Listed $56,900 MLSNOW
• 2015-05-31 Listing Removed — MLSNOW
• 2015-04-20 Price Changed $56,900 MLSNOW
• 2015-03-04 Listed $59,900 MLSNOW
• 2011-10-30 Listing Removed — MLSNOW
• 2011-04-30 Listed $72,500 MLSNOW
• 2002-03-22 Sold (Public Records) $80,000 Public Records
• 1994-07-14 Sold (MLS) $60,000 MLSNOW
• 1994-07-12 Sold (Public Records) $60,000 Public Records
• 1994-03-20 Listed $64,900 MLSNOW
• 1988-01-22 Sold (Public Records) $51,000 Public Records
• 1987-07-09 Sold (Public Records) $31,500 Public Records
• 1987-07-08 Sold (Public Records) $31,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,619 · -19.8% YoY. Source: county tax records.