13504 Maple Leaf Dr · Garfield Heights, OH 44125

$155,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 3 Days on market

Built 1954 5,806 sqft lot Est $176k · 12% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +12.8/15.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• 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 MLS

WOW!!! There is no substitute for quality, EVER, and this is home is it. Welcome to 13504 Mapleleaf Drive, a 3 bedroom, 2 full bath Bungalow style home. enter into the front door into a spacious LR, painted in great contemporary colors. Right off the LR is a DR/eat in kitchen area, with plenty of room for the growing family dinners and events. Your kitchen is updated, nice 'oak style' cabinets with cool colors complete the inviting spot. .. .AND, all kitchen appliances are staying with the home. 2 nice size bedrooms complete the first floor layout but there is SO MUCH MORE. Head upstairs to your MASTER SUITE. Large open bedroom with attached on-suite, and walk in closet. Fabulous respite for those long days. AND THERE'S MORE! . .. in the finished LL is a wonderfully appointed Recreation Area, with full wet bar. Parties, Family Events, Game Day. .. will never be better than in your own home. Plenty of room and space throughout to live and grow. Here are some updates and dates completed: ROOF

Key facts

• Walk-in closet
• Built-in wet bar
• 5,806 sq ft lot

Tags

• WALK-IN CLOSET
• BUILT-IN WET BAR
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $50 ($595/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (1.1% below list).
• Recommended offer: $153k (1.1% below list) — sets the bar for 1% rule.

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: crime D-, amenities F, commute 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.
• Zoned schools: Maple Leaf Elementary School (math 8% / reading 21%, grade F, #1,400 of 1,584 statewide, top 90%, 449 students, 0% FRL); Garfield Heights Middle School (math 10% / reading 21%, grade F, #626 of 654 statewide, top 96%, 746 students, 0% FRL); Garfield Heights High School (math 4% / reading 23%, grade F, #718 of 781 statewide, top 92%, 1,109 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 126 active listings in the ZIP; 30 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 32% 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 $5k 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.
• 5 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 $96k; list at $155k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,325 (1.1% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $175,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13513 York Blvd	0.05mi	3/1.5	1,170 (0%)	1mo	$185,900	$159	95
13206 Shady Oak Blvd	0.24mi	3/1.0	1,080 (-8%)	2mo	$127,000	$118	75
13008 Oakview Blvd	0.15mi	3/1.0	1,040 (-11%)	0mo	$137,500	$132	74
6104 Turney Rd	0.65mi	3/1.0	1,169 (-0%)	1mo	$202,000	$173	69
12416 Eastwood Blvd	0.41mi	3/2.0	1,102 (-6%)	1mo	$175,000	$159	66
5853 Monica Ln	0.29mi	3/1.5	1,299 (+11%)	0mo	$169,900	$131	66
13801 Bangor Ave	0.53mi	3/1.0	1,064 (-9%)	2mo	$160,000	$150	59
13004 Rockside Rd	0.43mi	3/1.0	1,319 (+13%)	0mo	$154,000	$117	58
5365 E 131st St	0.63mi	3/1.0	1,056 (-10%)	1mo	$135,000	$128	53
5731 Andover Blvd	0.74mi	3/2.0	1,102 (-6%)	0mo	$154,900	$141	51
13600 Royal Blvd	0.61mi	3/2.0	1,036 (-12%)	2mo	$205,000	$198	47
11604 Bradwell Rd	0.70mi	3/1.0	998 (-15%)	2mo	$150,719	$151	41

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-19,053
• Equity at exit: $23,111

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-170
• Equity at exit: $13,402

Cash invested: $43,400 (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: 126
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$813
• Tax from tax record: −$284 /mo · $3,411/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $50

Break-even live

Break-even rent $1,470

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $137	-5% $93	+0% $50	+5% $6	+10% $-38
Rent	-10% $-72	-5% $-11	+0% $50	+5% $110	+10% $171
Rate	-1.0pp $128	-0.5pp $89	base $50	+0.5pp $9	+1.0pp $-31

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	18d	1	0.18mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.29mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	45d	1	0.38mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	18d	1	0.39mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	0.39mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	25d	1	0.45mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.47mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	25d	1	0.48mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	0.52mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	3d	1	0.59mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	18d	1	0.78mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	0.84mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	25d	1	0.85mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	18d	1	0.85mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	3d	1	0.86mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	9d	1	0.91mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	22d	1	0.98mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	45d	1	1.02mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	45d	1	1.13mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	5d	1	1.18mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	9d	1	1.21mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	18d	1	1.24mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	9d	1	1.34mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	6d	1	1.34mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.37mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	9d	1	1.37mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	45d	1	1.39mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	25d	1	1.39mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	9d	1	1.40mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	1.48mi

Listing history 17 events

1. 2026-03-23
   status Pending
2. 2026-03-19
   listed $155,000 Active
3. 2018-07-23
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   WOW!!! There is no substitute for quality, EVER, and this is home is it. Welcome to 13504 Mapleleaf Drive, a 3 bedroom, 2 full bath Bungalow style home. enter into the front door into a spacious LR, painted in great contemporary colors. Right off the LR is a DR/eat in kitchen area, with plenty of room for the growing family dinners and events. Your kitchen is updated, nice 'oak style' cabinets with cool colors complete the inviting spot. .. .AND, all kitchen appliances are staying with the home. 2 nice size bedrooms complete the first floor layout but there is SO MUCH MORE. Head upstairs to your MASTER SUITE. Large open bedroom with attached on-suite, and walk in closet. Fabulous respite for those long days. AND THERE'S MORE! . .. in the finished LL is a wonderfully appointed Recreation Area, with full wet bar. Parties, Family Events, Game Day. .. will never be better than in your own home. Plenty of room and space throughout to live and grow. Here are some updates and dates completed: ROOF

4. 2018-07-19
   soldstatus $96,000 Sold 1005-char remark

   Show marketing remark (1005 chars)

   WOW!!! There is no substitute for quality, EVER, and this is home is it. Welcome to 13504 Mapleleaf Drive, a 3 bedroom, 2 full bath Bungalow style home. enter into the front door into a spacious LR, painted in great contemporary colors. Right off the LR is a DR/eat in kitchen area, with plenty of room for the growing family dinners and events. Your kitchen is updated, nice 'oak style' cabinets with cool colors complete the inviting spot. .. .AND, all kitchen appliances are staying with the home. 2 nice size bedrooms complete the first floor layout but there is SO MUCH MORE. Head upstairs to your MASTER SUITE. Large open bedroom with attached on-suite, and walk in closet. Fabulous respite for those long days. AND THERE'S MORE! . .. in the finished LL is a wonderfully appointed Recreation Area, with full wet bar. Parties, Family Events, Game Day. .. will never be better than in your own home. Plenty of room and space throughout to live and grow. Here are some updates and dates completed: ROOF

5. 2018-07-17
   soldstatus $96,000
6. 2018-05-21
   historical Contingent 1005-char remark

   Show marketing remark (1005 chars)

   WOW!!! There is no substitute for quality, EVER, and this is home is it. Welcome to 13504 Mapleleaf Drive, a 3 bedroom, 2 full bath Bungalow style home. enter into the front door into a spacious LR, painted in great contemporary colors. Right off the LR is a DR/eat in kitchen area, with plenty of room for the growing family dinners and events. Your kitchen is updated, nice 'oak style' cabinets with cool colors complete the inviting spot. .. .AND, all kitchen appliances are staying with the home. 2 nice size bedrooms complete the first floor layout but there is SO MUCH MORE. Head upstairs to your MASTER SUITE. Large open bedroom with attached on-suite, and walk in closet. Fabulous respite for those long days. AND THERE'S MORE! . .. in the finished LL is a wonderfully appointed Recreation Area, with full wet bar. Parties, Family Events, Game Day. .. will never be better than in your own home. Plenty of room and space throughout to live and grow. Here are some updates and dates completed: ROOF

7. 2018-05-11
   listed $98,000 Active 1005-char remark

   Show marketing remark (1005 chars)

   WOW!!! There is no substitute for quality, EVER, and this is home is it. Welcome to 13504 Mapleleaf Drive, a 3 bedroom, 2 full bath Bungalow style home. enter into the front door into a spacious LR, painted in great contemporary colors. Right off the LR is a DR/eat in kitchen area, with plenty of room for the growing family dinners and events. Your kitchen is updated, nice 'oak style' cabinets with cool colors complete the inviting spot. .. .AND, all kitchen appliances are staying with the home. 2 nice size bedrooms complete the first floor layout but there is SO MUCH MORE. Head upstairs to your MASTER SUITE. Large open bedroom with attached on-suite, and walk in closet. Fabulous respite for those long days. AND THERE'S MORE! . .. in the finished LL is a wonderfully appointed Recreation Area, with full wet bar. Parties, Family Events, Game Day. .. will never be better than in your own home. Plenty of room and space throughout to live and grow. Here are some updates and dates completed: ROOF

8. 2016-10-07
   historical
9. 2016-07-25
   price $94,500
10. 2016-05-10
    price $96,000
11. 2016-03-30
    listed $98,000 Active
12. 2010-04-02
    soldstatus $97,000
13. 2010-03-31
    soldstatus $99,000
14. 2009-11-28
    listed $97,900
15. 2004-01-13
    soldstatus $83,000
16. 2004-01-09
    soldstatus $83,900
17. 2003-11-14
    listed $83,900

ⓘ 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: $3,411 · $284/mo
• Projected year-2 tax: $3,411 · $284/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: $18,399
• − Mortgage interest: −$8,682
• − Property taxes: −$3,411
• − Insurance: −$775
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,509
• Taxable loss: −$1,922
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,057/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

+84.7% since first listed

17 events — show timeline

• 2026-03-23 Pending — MLSNOW
• 2026-03-19 Listed $155,000 MLSNOW
• 2018-07-23 Pending — MLSNOW
• 2018-07-19 Sold (MLS) $96,000 MLSNOW
• 2018-07-17 Sold (Public Records) $96,000 Public Records
• 2018-05-21 Contingent — MLSNOW
• 2018-05-11 Listed $98,000 MLSNOW
• 2016-10-07 Listing Removed — MLSNOW
• 2016-07-25 Price Changed $94,500 MLSNOW
• 2016-05-10 Price Changed $96,000 MLSNOW
• 2016-03-30 Listed $98,000 MLSNOW
• 2010-04-02 Sold (Public Records) $97,000 Public Records
• 2010-03-31 Sold (MLS) $99,000 MLSNOW
• 2009-11-28 Listed $97,900 MLSNOW
• 2004-01-13 Sold (MLS) $83,000 MLSNOW
• 2004-01-09 Sold (Public Records) $83,900 Public Records
• 2003-11-14 Listed $83,900 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $3,411 · -19.6% YoY. Source: county tax records.