10609 Wadsworth Ave · Garfield Heights, OH 44125

$170,000

4 bd · 2.0 ba · 1,536 sqft · MultiFamily public records · 129 Days on market

Built 1925 4,356 sqft lot Est $129k · 32% over

---

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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Financial info: Owner pays management and taxes; tenants pay all utilities; Upper unit actual rent: $750 (month-to-month); Lower unit actual rent: $1,282 (leased)

Exterior

• Parking: Detached 2-car garage and driveway
• Utilities: Public water; Public sewer
• Home design: Two-story multiunit building; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built (year from public records); Vinyl siding construction; Asphalt/fiberglass roof; Full unfinished basement
• Exterior features: Small lot (approximately 0.1 acre); Public sewer and public water

Interior

• Bedrooms: Two 2-bedroom units (upper unit on month-to-month lease; lower unit leased through Feb 23, 2026)
• Bathrooms: Each unit has 1 bathroom (2 full bathrooms total)
• Heating & cooling: Gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive. Per door: $287/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,318/mo this rent would consume 48% of the median local household income ($57k/yr) (locally 1738% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $72k; list at $170k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4902 E 109th St	0.18mi	3/2.0 (-1)	1,512 (-2%)	1mo	$127,000	$84	84
9705 S Highland Ave	0.44mi	4/2.0	1,536 (0%)	2mo	$112,000	$73	78
10007 Parkview Ave	0.51mi	4/2.0	1,597 (+4%)	11mo	$146,500	$92	60
9909 Sladden Ave	0.63mi	4/2.0	1,536 (0%)	16mo	$155,000	$101	58
5103 E 114th St	0.42mi	3/2.5 (-1)	1,612 (+5%)	22mo	$122,000	$76	47

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $13,328
• Equity at exit: $25,348

10-year hold

• IRR: 18.0%
• Equity multiple: 2.62×
• Total profit: $77,168
• Equity at exit: $14,698

Cash invested: $47,600 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$891
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $573

Break-even live

Break-even rent $1,592

Max offer price $170,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,318
Total (2 units)			$2,318

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.09mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.22mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.22mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	0.24mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	2d	1	0.24mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	0.30mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	0.34mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.39mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	0.45mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.50mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	24d	1	0.50mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	16d	1	0.53mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	0.68mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	0.69mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.70mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.78mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.83mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	8d	1	0.83mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	20d	1	0.89mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	2d	1	1.00mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.03mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	1.08mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	3d	1	1.12mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	1.18mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	1.18mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	11d	1	1.24mi
13629 Cranwood Park Blvd Cleveland, OH	3.0	1.0	1525	$1,500	$0.98	24d	1	1.36mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	16d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $170,000 Active 129 DOM
2. 2026-06-17
   days on market $170,000 Active 128 DOM
3. 2026-06-16
   days on market $170,000 Active 127 DOM
4. 2026-06-15
   days on market $170,000 Active 126 DOM
5. 2026-06-13
   days on market $170,000 Active 124 DOM
6. 2026-06-13
   days on market $170,000 Active 123 DOM
7. 2026-06-09
   days on market $170,000 Active 120 DOM
8. 2026-06-08
   days on market $170,000 Active 119 DOM
9. 2026-06-07
   days on market $170,000 Active 118 DOM
10. 2026-06-05
    days on market $170,000 Active 115 DOM
11. 2026-06-03
    days on market $170,000 Active 114 DOM
12. 2026-06-02
    days on market $170,000 Active 113 DOM
13. 2026-06-01
    days on market $170,000 Active 112 DOM
14. 2026-05-31
    days on market $170,000 Active 111 DOM
15. 2026-03-30
    status Active
16. 2026-03-20
    status Pending
17. 2026-01-30
    listed $170,000 Active
18. 2019-06-04
    soldstatus $71,500 Sold 496-char remark

    Show marketing remark (496 chars)

    Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

19. 2019-06-04
    soldstatus $71,500

    Show marketing remark (496 chars)

    Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

20. 2019-05-29
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

21. 2019-05-15
    historical Contingent 496-char remark

    Show marketing remark (496 chars)

    Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

22. 2019-04-23
    price $78,500 496-char remark

    Show marketing remark (496 chars)

    Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

23. 2019-04-08
    listed $84,900 Active 496-char remark

    Show marketing remark (496 chars)

    Unit will be Garfield Heights Compliant. Buyer will not have to assume any repairs found by the city. .. .Lower unit has a new Hot Water Tank, fresh paint, refinished wood floors. Upper unit has newer Hot Water Tank-2014,newer vinyl windows and newer garage. The roof is 12 years old and the upper porch roof is 6 years old. Amazing income on this multi family. Nice quiet street. Close to transportation, shopping and schools. Don't miss your opportunity to own this unit. Both units are rented.

24. 2005-06-15
    soldstatus $117,000 198-char remark

    Show marketing remark (198 chars)

    Nice Double, New Wireing Kitchens Baths Windows, Siding, Two Car Garage, Driveway. Clear City Point Off Sale. Great Location Close To Turney Town & Metro Park, Churches And More. Easy To Show.

25. 2005-06-10
    soldstatus $117,000
26. 2005-01-24
    listed $124,900 198-char remark

    Show marketing remark (198 chars)

    Nice Double, New Wireing Kitchens Baths Windows, Siding, Two Car Garage, Driveway. Clear City Point Off Sale. Great Location Close To Turney Town & Metro Park, Churches And More. Easy To Show.

27. 2002-09-15
    historical
28. 2002-05-23
    soldstatus $84,300
29. 2002-03-15
    listed $89,900
30. 1971-11-01
    soldstatus $19,500

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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: $27,816
• − Mortgage interest: −$9,523
• − Property taxes: −$3,547
• − Insurance: −$850
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$4,945
• Taxable income: $4,501
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,800/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

+771.8% since first listed

16 events — show timeline

• 2026-03-30 Relisted — MLSNOW
• 2026-03-20 Pending — MLSNOW
• 2026-01-30 Listed $170,000 MLSNOW
• 2019-06-04 Sold (Public Records) $71,500 Public Records
• 2019-06-04 Sold (MLS) $71,500 MLSNOW
• 2019-05-29 Pending — MLSNOW
• 2019-05-15 Contingent — MLSNOW
• 2019-04-23 Price Changed $78,500 MLSNOW
• 2019-04-08 Listed $84,900 MLSNOW
• 2005-06-15 Sold (MLS) $117,000 MLSNOW
• 2005-06-10 Sold (Public Records) $117,000 Public Records
• 2005-01-24 Listed $124,900 MLSNOW
• 2002-09-15 Listing Removed — MLSNOW
• 2002-05-23 Sold (Public Records) $84,300 Public Records
• 2002-03-15 Listed $89,900 MLSNOW
• 1971-11-01 Sold (Public Records) $19,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,547 · -18.9% YoY. Source: county tax records.