4723 E 94th St · Garfield Heights, OH 44125

$80,000

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 128 Days on market

Built 1924 4,961 sqft lot Est $78k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.5/15.0
• 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

Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

Key facts

• Covered front porch
• Large backyard
• Full basement

Tags

• SPACIOUS INTERIOR
• FULL BASEMENT
• DETACHED 2 CAR GARAGE
• LARGE BACKYARD
• COVERED FRONT PORCH
• ACCESS TO PUBLIC TRANSIT

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Two-story home; 824 above-grade finished area
• Construction: Aluminum siding; Vinyl siding; Asphalt and fiberglass roof
• Exterior features: Rear porch

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Has heating
• Interior features: Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 6.8% in Garfield Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $80k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $78,280
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4762 E 90th St	0.16mi	2/1.0	830 (+1%)	4mo	$75,000	$90	88
4632 E 85th St	0.35mi	2/1.0	900 (+9%)	10mo	$85,000	$94	60
4909 E 110th St	0.70mi	2/1.5	867 (+5%)	5mo	$145,000	$167	53
4840 E 84th St	0.43mi	3/1.0 (+1)	910 (+10%)	6mo	$127,500	$140	53
4658 Rockwood Rd	0.38mi	2/1.0	936 (+14%)	13mo	$80,000	$85	49
10904 Wadsworth Ave	0.73mi	2/1.0	880 (+7%)	10mo	$78,000	$89	46
10817 Vernon Ave	0.72mi	2/1.0	874 (+6%)	19mo	$83,000	$95	40
4930 E 109th St	0.65mi	3/1.0 (+1)	912 (+11%)	9mo	$137,400	$151	39
10414 Park Heights Ave	0.72mi	2/2.0	918 (+11%)	13mo	$129,000	$141	32

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: 12.5%
• Equity multiple: 1.51×
• Total profit: $11,401
• Equity at exit: $11,928

10-year hold

• IRR: 23.0%
• Equity multiple: 3.16×
• Total profit: $48,462
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$420
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $345

Break-even live

Break-even rent $830

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	21d	1	0.14mi
4670 E 90th St Cleveland, OH	3.0	1.0	736	$1,515	$2.06	3d	1	0.17mi
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	16d	1	0.18mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	23d	1	0.22mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	0.29mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	23d	1	0.46mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	23d	1	0.48mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	1d	1	0.58mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	0.59mi
4657 Warner Rd Cleveland, OH	2.0	1.0	700	$850	$1.21	12d	1	0.60mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.60mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	23d	1	0.65mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.69mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	23d	1	0.75mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	12d	1	0.78mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	14d	1	0.78mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	23d	1	0.89mi
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	7d	1	1.32mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	1.43mi

Listing history 25 events

1. 2026-05-11
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-16
   status Pending
4. 2026-04-13
   status Active
5. 2026-04-03
   status Pending
6. 2026-03-24
   price $80,000
7. 2025-12-17
   listed $90,000 Active
8. 2018-07-11
   soldstatus $35,000 Sold 258-char remark

   Show marketing remark (258 chars)

   Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

9. 2018-06-01
   status Pending 258-char remark

   Show marketing remark (258 chars)

   Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

10. 2018-05-29
    historical Contingent 258-char remark

    Show marketing remark (258 chars)

    Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

11. 2018-05-12
    price $37,500 258-char remark

    Show marketing remark (258 chars)

    Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

12. 2018-04-14
    price $38,000 258-char remark

    Show marketing remark (258 chars)

    Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

13. 2018-03-15
    status Active 258-char remark

    Show marketing remark (258 chars)

    Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

14. 2018-03-13
    historical Contingent 258-char remark

    Show marketing remark (258 chars)

    Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

15. 2018-03-02
    listed $39,900 Active 258-char remark

    Show marketing remark (258 chars)

    Well maintained 2 bedroom 1 bathroom single family home. Kitchen & bathroom both boast updates! 2 car detached garage with new garage doors! Newer hot water tank and furnace (2014 & 2015). Updated electrical panel. Buyer to assume POS violations.

16. 2018-02-28
    historical
17. 2018-02-05
    price $39,900
18. 2018-01-25
    price $44,500
19. 2017-11-11
    price $46,500
20. 2017-09-25
    listed $49,900 Active
21. 2016-06-06
    soldstatus $35,000 Sold
22. 2016-04-06
    status Pending
23. 2016-04-06
    historical
24. 2016-03-29
    price $39,000
25. 2015-12-16
    listed $45,000 Active

ⓘ 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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: $15,197
• − Mortgage interest: −$4,481
• − Property taxes: −$2,436
• − Insurance: −$400
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,327
• Taxable income: $3,121
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,386/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

+77.8% since first listed

25 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-04-23 Relisted — MLSNOW
• 2026-04-16 Pending — MLSNOW
• 2026-04-13 Relisted — MLSNOW
• 2026-04-03 Pending — MLSNOW
• 2026-03-24 Price Changed $80,000 MLSNOW
• 2025-12-17 Listed $90,000 MLSNOW
• 2018-07-11 Sold (MLS) $35,000 MLSNOW
• 2018-06-01 Pending — MLSNOW
• 2018-05-29 Contingent — MLSNOW
• 2018-05-12 Price Changed $37,500 MLSNOW
• 2018-04-14 Price Changed $38,000 MLSNOW
• 2018-03-15 Relisted — MLSNOW
• 2018-03-13 Contingent — MLSNOW
• 2018-03-02 Listed $39,900 MLSNOW
• 2018-02-28 Listing Removed — MLSNOW
• 2018-02-05 Price Changed $39,900 MLSNOW
• 2018-01-25 Price Changed $44,500 MLSNOW
• 2017-11-11 Price Changed $46,500 MLSNOW
• 2017-09-25 Listed $49,900 MLSNOW
• 2016-06-06 Sold (MLS) $35,000 MLSNOW
• 2016-04-06 Pending — MLSNOW
• 2016-04-06 Listing Removed — MLSNOW
• 2016-03-29 Price Changed $39,000 MLSNOW
• 2015-12-16 Listed $45,000 MLSNOW

Property tax history

+3.0%/yr

Latest (2025): $2,436 · -19.0% YoY. Source: county tax records.