13708 Woodward Blvd · Garfield Heights, OH 44125

$147,000

3 bd · 1.5 ba · 1,339 sqft · SingleFamily public records · 6 Days on market

Built 1955 5,218 sqft lot Est $175k · 16% 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 +20.0/30.0
• ARV discount +14.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• 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

Welcome home to this well maintained 3 bedroom, 2 full bath Cape Cod nestled on a wonderful street! Step through the front door into the inviting living room filled with warmth and charm. The eat-in kitchen offers ample counter space, plenty of cabinetry and room for everyday dining. Just off the kitchen is a versatile bonus room perfect for a home office, playroom, formal dining space or additional living area to fit your needs. The main floor features two generously sized bedrooms and a full bathroom, while the upstairs provides a spacious bedroom and living area complete with a large walk-in closet. The finished basement adds even more living space with a built-in bar, large full bathro

Key facts

• Nice backyard space
• Finished basement
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• VERSATILE BONUS ROOM
• FINISHED BASEMENT
• BUILT-IN BAR
• NICE BACKYARD SPACE

Property features AI

Finance

• Other: Below-grade finished area approximately 806 (per assessor); Above-grade finished area approximately 1,339 (per assessor); Annual tax information available

Exterior

• Parking: Garage parking; 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Aluminum and vinyl siding exterior; Shingle (asphalt/fiberglass) roof; Home warranty included
• Construction: Built (year per public records); Aluminum siding; Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot recorded at approximately 0.12 acres

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement; Below-grade finished living area
• Laundry & utility: Washer; Dryer; Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).

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; 39 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 33% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $147k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,000

Questions for the listing agent

1. Built in 1955 — 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: 1.07% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $175,409
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13616 Oakview Blvd	0.14mi	3/2.0	1,414 (+6%)	0mo	$164	—	82
14413 Krems Ave	0.35mi	3/1.5	1,314 (-2%)	3mo	$98,000	$75	78
5853 Monica Ln	0.36mi	3/1.5	1,299 (-3%)	0mo	$169,900	$131	78
12913 Darlington Ave	0.38mi	3/2.0	1,354 (+1%)	2mo	$209,900	$155	77
13513 York Blvd	0.23mi	3/1.5	1,170 (-13%)	1mo	$185,900	$159	67
13004 Rockside Rd	0.64mi	3/1.0	1,319 (-2%)	0mo	$154,000	$117	66
5408 Roland Dr	0.34mi	3/1.0	1,160 (-13%)	2mo	$142,000	$122	58
12214 Woodward Blvd	0.57mi	4/1.5 (+1)	1,236 (-8%)	3mo	$157,500	$127	53
12701 York Blvd	0.48mi	3/2.0	1,170 (-13%)	3mo	$139,900	$120	52
12119 Woodward Blvd	0.61mi	4/1.5 (+1)	1,236 (-8%)	3mo	$182,500	$148	51
13804 Rockside Rd	0.54mi	3/1.0	1,173 (-12%)	2mo	$164,500	$140	50
11909 Hastings Rd	0.74mi	3/2.0	1,186 (-11%)	3mo	$188,000	$159	42

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-9,378
• Equity at exit: $21,918

10-year hold

• IRR: 5.8%
• Equity multiple: 1.47×
• Total profit: $19,231
• Equity at exit: $12,710

Cash invested: $41,160 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$771
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $180

Break-even live

Break-even rent $1,351

Max offer price $147,000

Occupancy floor 84%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	14d	1	0.03mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	23d	1	0.21mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	16d	1	0.31mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	43d	1	0.45mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	43d	1	0.45mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	23d	1	0.58mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	0.58mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	10d	1	0.58mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	0.59mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	1d	1	0.63mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	0.65mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	23d	1	0.70mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	20d	1	0.85mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	23d	1	0.88mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	0.88mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	3d	1	0.88mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	43d	1	1.03mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	7d	1	1.03mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	43d	1	1.06mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	1.09mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	2d	1	1.12mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	43d	1	1.13mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	16d	1	1.16mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	1.17mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	7d	1	1.24mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	16d	1	1.25mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.29mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	7d	1	1.33mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	10d	1	1.35mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	23d	1	1.36mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	4d	1	1.37mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	1d	1	1.39mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	12d	1	1.40mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	43d	1	1.40mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	23d	1	1.42mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	20d	1	1.43mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	1.43mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	43d	1	1.44mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	23d	1	1.44mi

Listing history 2 events

1. 2026-05-22
   listed $147,000 Active
2. 1990-09-20
   soldstatus $65,500

ⓘ 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: $2,825 · $235/mo
• Projected year-2 tax: $2,825 · $235/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: $18,953
• − Mortgage interest: −$8,234
• − Property taxes: −$2,825
• − Insurance: −$735
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,276
• Taxable loss: −$150
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,198/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

+124.4% since first listed

2 events — show timeline

• 2026-05-22 Listed $147,000 MLSNOW
• 1990-09-20 Sold (Public Records) $65,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,825 · -20.5% YoY. Source: county tax records.