12512 York Blvd · Garfield Heights, OH 44125

$119,900

2 bd · 1.0 ba · 1,730 sqft · SingleFamily public records · 4 Days on market

Built 1953 6,076 sqft lot Est $171k · 30% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.4/10.0
• 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

Spacious Bungalow with Bonus Family Room. Priced to Move! This charming 4-bedroom, 1.5-bath bungalow in Garfield Heights offers incredible value and thoughtful design. A huge family room addition provides the perfect space for entertaining or relaxing, while the homes many accessible features ensure comfort and ease for all. Located in a quiet neighborhood close to schools and public transportation, its ideal for families, commuters, or anyone seeking convenience without compromise. With generous living space and a price thats hard to beat, this is a smart buy you won?t want to miss! Agent is related to the seller.

Key facts

• 6,076 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• 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; 20 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 31% 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 $829 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $40k; list at $120k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1953 — 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: 1.24% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $171,270
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12812 Maple Leaf Dr	0.14mi	3/1.0 (+1)	1,663 (-4%)	6mo	$150,000	$90	77
5817 Turney Rd	0.13mi	3/2.0 (+1)	1,641 (-5%)	5mo	$130,000	$79	72
12021 Oak Park Blvd	0.42mi	3/2.0 (+1)	1,666 (-4%)	4mo	$175,000	$105	62
5552 Briarcliff Dr	0.71mi	2/1.5	1,742 (+1%)	5mo	$192,400	$110	60
12955 Milo Rd	0.57mi	3/3.0 (+1)	1,728 (-0%)	3mo	$210,000	$122	58
12004 Hastings	0.24mi	3/1.0 (+1)	1,581 (-9%)	19mo	$150,000	$95	54
6133 Turney Rd	0.61mi	3/1.5 (+1)	1,638 (-5%)	8mo	$162,900	$99	50
12804 Willard Ave	0.47mi	3/1.0 (+1)	1,614 (-7%)	16mo	$125,000	$77	48
13709 Oak Park Blvd	0.61mi	3/1.0 (+1)	1,560 (-10%)	7mo	$136,000	$87	44
5525 Carol Jean Blvd	0.74mi	3/1.5 (+1)	1,749 (+1%)	16mo	$200,000	$114	43
13890 Milo Rd	0.73mi	3/2.5 (+1)	1,790 (+4%)	9mo	$200,000	$112	41
12317 Sunset Dr	0.74mi	3/2.5 (+1)	1,535 (-11%)	8mo	$85,000	$55	29

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,417
• Equity at exit: $17,877

10-year hold

• IRR: 10.6%
• Equity multiple: 1.90×
• Total profit: $30,340
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$629
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $238

Break-even live

Break-even rent $1,184

Max offer price $119,900

Occupancy floor 79%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	0.25mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	23d	1	0.32mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	7d	1	0.64mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	43d	1	0.65mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	23d	1	0.70mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	0.70mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	43d	1	0.83mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	1d	1	0.85mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	0.90mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	1.07mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	1.11mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	3d	1	1.19mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	1.21mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.25mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	7d	1	1.26mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	43d	1	1.27mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	23d	1	1.39mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	43d	1	1.43mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	1d	1	1.44mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	1.48mi

Listing history 12 events

1. 2026-03-15
   status Pending
2. 2026-03-11
   status Active
3. 2026-03-01
   status Pending
4. 2026-02-27
   listed $119,900 Active
5. 2025-11-03
   price $124,900
6. 2025-10-27
   status Active
7. 2025-09-30
   historical Contingent
8. 2025-09-15
   listed $135,000 Active
9. 2023-10-18
   historical
10. 2023-09-20
    price $129,900
11. 2022-10-18
    listed $139,900 Active
12. 1979-07-18
    soldstatus $39,900

ⓘ 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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/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: $17,833
• − Mortgage interest: −$6,716
• − Property taxes: −$3,082
• − Insurance: −$600
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,488
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,598/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

+200.5% since first listed

12 events — show timeline

• 2026-03-15 Pending — MLSNOW
• 2026-03-11 Relisted — MLSNOW
• 2026-03-01 Pending — MLSNOW
• 2026-02-27 Listed $119,900 MLSNOW
• 2025-11-03 Price Changed $124,900 MLSNOW
• 2025-10-27 Relisted — MLSNOW
• 2025-09-30 Contingent — MLSNOW
• 2025-09-15 Listed $135,000 MLSNOW
• 2023-10-18 Listing Removed — MLSNOW
• 2023-09-20 Price Changed $129,900 MLSNOW
• 2022-10-18 Listed $139,900 MLSNOW
• 1979-07-18 Sold (Public Records) $39,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,082 · -35.6% YoY. Source: county tax records.