10605 Grace Ave · Garfield Heights, OH 44125

$99,500

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 2 Days on market

Built 1926 7,248 sqft lot Est $181k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Being sold AS-IS, POS is done, Not bank owned or short sale. Knottie pine rec. room, newer furnace and central air. Needs some updating but GREAT bones. Offers must have proof of funds or seller won't consider it. Buyer to assume all violations. All room sizes are approximate. POS is in the attchments.

Key facts

• Solid structure
• Updated plumbing
• 7,248 sq ft lot

Tags

• UPDATED PLUMBING
• UPDATED ELECTRICAL PANEL
• POTENTIAL TO FINISH 3RD FLOOR
• SOLID STRUCTURE
• LOCATED IN GARFIELD HEIGHTS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Lot recorded as 0.1664 acres; Below-grade finished area included

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.3% 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; 40 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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $50k; list at $100k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1926 — 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: 1.61% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $180,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10605 Grace Ave	0.00mi	3/1.0	1,600 (0%)	1mo	$106,000	$66	99
10925 Thornton Ave	0.17mi	3/1.0	1,610 (+1%)	7mo	$180,000	$112	85
10620 Raymond Ave	0.09mi	3/2.0	1,448 (-10%)	1mo	$215,000	$148	75
5123 E 113th St	0.28mi	4/2.0 (+1)	1,680 (+5%)	1mo	$90,000	$54	68
5512 Carol Jean Blvd	0.59mi	3/1.5	1,589 (-1%)	1mo	$216,000	$136	68
5284 E 102nd St	0.24mi	3/2.0	1,421 (-11%)	1mo	$227,500	$160	65
4948 E 107th St	0.40mi	4/1.0 (+1)	1,524 (-5%)	7mo	$81,900	$54	63
4935 E 109th St	0.44mi	4/3.0 (+1)	1,660 (+4%)	7mo	$187,000	$113	54
9011 Park Heights Ave	0.62mi	3/2.0	1,462 (-9%)	6mo	$110,000	$75	48
11703 Granger Rd	0.49mi	3/1.5	1,366 (-15%)	7mo	$164,900	$121	45
5552 Briarcliff Dr	0.66mi	2/1.5 (-1)	1,742 (+9%)	5mo	$192,400	$110	43
5531 Briarcliff Dr	0.67mi	3/2.5	1,408 (-12%)	1mo	$160,000	$114	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: 12.0%
• Equity multiple: 1.49×
• Total profit: $13,634
• Equity at exit: $14,836

10-year hold

• IRR: 22.6%
• Equity multiple: 3.13×
• Total profit: $59,285
• Equity at exit: $8,603

Cash invested: $27,860 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$522
• Tax from tax record: −$282 /mo · $3,382/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $419

Break-even live

Break-even rent $1,070

Max offer price $99,500

Occupancy floor 69%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	1d	1	0.29mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	7d	1	0.31mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	1d	1	0.32mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.34mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	0.34mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	0.35mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	23d	1	0.39mi
10602 Langton Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2008	$1,050	$0.52	4d	1	0.40mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.47mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.48mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	16d	1	0.49mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	0.52mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	0.56mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	23d	1	0.56mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.56mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.56mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	7d	1	0.68mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	7d	1	0.70mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	0.71mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.72mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	23d	1	0.72mi
10106 Greenview Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2104	$950	$0.45	23d	1	0.79mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.80mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	21d	1	0.82mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	20d	1	0.85mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.87mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	7d	1	0.89mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.91mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	10d	1	0.96mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	1.10mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	1d	1	1.11mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	3d	1	1.12mi
4700 Rockwood Rd Unit 2/UP Garfield Heights, OH	2.0	1.0	2016	$1,000	$0.50	20d	1	1.20mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	16d	1	1.23mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	1.27mi
4657 Warner Rd Unit 4 Garfield Heights, OH	2.0	1.0	2080	$850	$0.41	12d	1	1.37mi
4657 Warner Rd Unit 3 Garfield Heights, OH	2.0	1.0	2080	$800	$0.38	14d	1	1.37mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	1.38mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	14d	1	1.43mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	1.48mi

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-16
   listed $99,500 Active
3. 2018-07-10
   soldstatus $50,000
4. 2012-08-31
   soldstatus $27,500 303-char remark

   Show marketing remark (303 chars)

   Being sold AS-IS, POS is done, Not bank owned or short sale. Knottie pine rec. room, newer furnace and central air. Needs some updating but GREAT bones. Offers must have proof of funds or seller won't consider it. Buyer to assume all violations. All room sizes are approximate. POS is in the attchments.

5. 2012-08-02
   listed $29,900 303-char remark

   Show marketing remark (303 chars)

   Being sold AS-IS, POS is done, Not bank owned or short sale. Knottie pine rec. room, newer furnace and central air. Needs some updating but GREAT bones. Offers must have proof of funds or seller won't consider it. Buyer to assume all violations. All room sizes are approximate. POS is in the attchments.

ⓘ 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: $3,382 · $282/mo
• Projected year-2 tax: $3,382 · $282/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: $19,201
• − Mortgage interest: −$5,574
• − Property taxes: −$3,382
• − Insurance: −$498
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,895
• Taxable income: $3,782
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $4,121/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

+232.8% since first listed

5 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-16 Listed $99,500 MLSNOW
• 2018-07-10 Sold (Public Records) $50,000 Public Records
• 2012-08-31 Sold (MLS) $27,500 MLSNOW
• 2012-08-02 Listed $29,900 MLSNOW

Property tax history

+0.3%/yr

Latest (2025): $3,382 · -20.0% YoY. Source: county tax records.