4707 Blythin Rd · Garfield Heights, OH 44125

$134,900

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 16 Days on market

Built 1915 4,791 sqft lot Est $130k · at est.

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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 +16.0/30.0
• ARV discount +6.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.9/10.0
• 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

Dont miss this great investment opportunity. Step into this beautifully renovated home. The centerpiece is the fully modernized eat-in kitchen, equipped with brand-new cabinets, sleek granite countertops, and top-of-the-line stainless steel appliances. Throughout the home, gleaming refinished hardwood floors create a warm and inviting atmosphere paired with neutral decor color scheme. The updated bathroom features elegant custom tile work. New, contemporary lighting fixtures throughout the home and new hot water tank, windows, and roof. Property will transfer POS compliant. Tenant pays $1624 per month and all utilities. 12 mth lease starts Oct 2024.

Key facts

• Custom tile work
• Major improvements
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• REFINISHED HARDWOOD FLOORS
• UPDATED BATHROOM
• CUSTOM TILE WORK
• MAJOR IMPROVEMENTS

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Aluminum siding; Asphalt fiberglass roof
• Construction: Built (year source: Appraiser)
• Exterior features: Front porch; Back yard fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Granite counters; Full unfinished 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 $135k.

Deal economics

• At list price, monthly cash flow is $67 ($803/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (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: 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: William Foster Elementary School (math 10% / reading 23%, grade F, #1,363 of 1,584 statewide, top 86%, 511 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; 36 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.04% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $130,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4768 Burleigh Rd	0.10mi	3/1.0 (+1)	1,188 (+4%)	2mo	$132,000	$111	82
4881 E 85th St	0.45mi	3/2.0 (+1)	1,160 (+1%)	1mo	$152,000	$131	67
4839 E 94th St	0.64mi	3/1.0 (+1)	1,131 (-1%)	1mo	$165,000	$146	63
4967 E 88th St	0.62mi	3/1.0 (+1)	1,131 (-1%)	2mo	$80,000	$71	62
4963 E 88th St	0.62mi	3/1.5 (+1)	1,152 (+1%)	4mo	$149,900	$130	60
4845 E 90th St	0.54mi	3/1.5 (+1)	1,182 (+3%)	4mo	$105,000	$89	59
4847 E 94th St	0.64mi	3/1.5 (+1)	1,173 (+2%)	2mo	$167,000	$142	57
4868 E 88th St	0.50mi	3/1.5 (+1)	1,232 (+8%)	2mo	$75,000	$61	55
9435 Dorothy Ave	0.63mi	2/1.0	1,040 (-9%)	2mo	$123,000	$118	54
4863 E 93rd St	0.61mi	3/1.5 (+1)	1,212 (+6%)	1mo	$136,000	$112	54
4907 E 88th St	0.54mi	3/1.0 (+1)	1,050 (-8%)	4mo	$120,000	$114	52
4690 E 90th St	0.44mi	3/1.5 (+1)	1,278 (+12%)	3mo	$105,000	$82	50

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-14,923
• Equity at exit: $20,114

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,859
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$707
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $67

Break-even live

Break-even rent $1,318

Max offer price $134,900

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $105	+0% $67	+5% $29	+10% $-9
Rent	-10% $-44	-5% $12	+0% $67	+5% $122	+10% $178
Rate	-1.0pp $135	-0.5pp $101	base $67	+0.5pp $32	+1.0pp $-4

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4657 Warner Rd Cleveland, OH	2.0	1.0	700	$850	$1.21	14d	1	0.06mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	18d	1	0.07mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	5d	1	0.10mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	0d	1	0.32mi
4684 E 88th St Unit UP Garfield Heights, OH	3.0	1.0	1056	$2,022	$1.91	0d	1	0.36mi
4670 E 90th St Cleveland, OH	3.0	1.0	736	$1,515	$2.06	5d	1	0.43mi
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	18d	1	0.46mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	14d	1	0.51mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	18d	1	0.51mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	25d	1	0.52mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	23d	1	0.55mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,250	$1.01	0d	1	0.55mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	9d	1	0.56mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	25d	1	0.65mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	22d	1	0.65mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	45d	1	0.74mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	25d	1	0.76mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	9d	1	0.77mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	21d	1	0.85mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	19d	1	0.86mi
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	9d	1	0.90mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	25d	1	1.02mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	22d	1	1.03mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	19d	1	1.12mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	19d	1	1.13mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	18d	1	1.15mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	25d	1	1.19mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	19d	1	1.22mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	0d	1	1.23mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	25d	1	1.25mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	14d	1	1.31mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	16d	1	1.31mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	1.38mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	25d	1	1.39mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	9d	1	1.44mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	6d	1	1.48mi

Listing history 12 events

1. 2026-06-21
   days on market $134,900 Active 16 DOM
2. 2026-06-18
   days on market $134,900 Active 13 DOM
3. 2026-06-17
   price $134,900 Active 12 DOM
4. 2026-06-17
   days on market $139,900 Active 12 DOM
5. 2026-06-16
   days on market $139,900 Active 11 DOM
6. 2026-06-15
   days on market $139,900 Active 10 DOM
7. 2026-06-13
   days on market $139,900 Active 8 DOM
8. 2026-06-13
   days on market $139,900 Active 7 DOM
9. 2026-06-09
   days on market $139,900 Active 4 DOM
10. 2026-06-08
    days on market $139,900 Active 3 DOM
11. 2026-06-07
    remarks 652-char remark
12. 2026-06-07
    listed $139,900 Active 2 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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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: $16,827
• − Mortgage interest: −$7,556
• − Property taxes: −$3,326
• − Insurance: −$674
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,924
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,127/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

+0.6% since first listed

14 events — show timeline

• 2026-06-05 Listed $139,900 MLSNOW
• 2024-11-05 Sold (Public Records) $125,000 Public Records
• 2024-11-04 Sold (MLS) $125,000 MLSNOW
• 2024-09-17 Pending — MLSNOW
• 2024-09-12 Price Changed $125,000 MLSNOW
• 2024-08-17 Listed $120,000 MLSNOW
• 2024-06-01 Relisted — MLSNOW
• 2024-06-01 Listing Removed — MLSNOW
• 2024-05-21 Pending — MLSNOW
• 2024-05-07 Price Changed $120,000 MLSNOW
• 2024-02-21 Price Changed $129,000 MLSNOW
• 2024-01-26 Relisted — MLSNOW
• 2023-12-21 Pending — MLSNOW
• 2023-12-17 Listed $139,000 MLSNOW

Property tax history

+2.6%/yr

Latest (2025): $3,326 · -14.4% YoY. Source: county tax records.