10925 Mccracken Rd · Garfield Heights, OH 44125

$149,900

2 bd · 2.0 ba · 1,512 sqft · MultiFamily public records · 1 Days on market

Built 1955 4,922 sqft lot Est $127k · 18% over

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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 +30.0/30.0
• 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
• 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

Wonderful investment and home ownership opportunity located in the heart of Garfield close to everything – Shopping, restaurants, parks, health care, I-480, and I-77! This versatile and fully functional property has been owner occupied downstairs by same owner for over 20 years and features 2 separate units: Downstairs boasts 2 nicely sized bedrooms with a full bath, while the Upstairs is roomy with its own living area, kitchen, 1 bedroom and 1 full bath. Beautiful original wood plank floors in downstairs living area and in upstairs/downstairs bedrooms. Shared, full basement includes a small workshop area, a partially finished multi-purpose room, washtub, additional bathroom and shower, and room for 2 separate laundry areas! Separate entrances for both units through common stairs at side door. Downstairs entry from front door as well. Newer windows in 2008. Both furnaces are approx. 7 years old. New roof on garage last year. Upstairs appliances are included! This long-term owner is in

Key facts

• Two family bungalow
• Eat in kitchen
• Two car garage

Tags

• TWO FAMILY BUNGALOW
• HARDWOOD FLOORS
• EAT IN KITCHEN
• BASEMENT WITH LAUNDRY
• TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive. Per door: $427/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 13.1% 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); 125 active listings in the ZIP; 35 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).
• At $2,451/mo this rent would consume 51% 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 $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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y 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 $95k; list at $150k implies a 58% 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 $149,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.42%
• DSCR: 2.09
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4902 E 109th St	0.35mi	3/2.0 (+1)	1,512 (0%)	1mo	$127,000	$84	78
5103 E 114th St	0.19mi	3/2.5 (+1)	1,612 (+7%)	22mo	$122,000	$76	54

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: 19.8%
• Equity multiple: 1.83×
• Total profit: $34,687
• Equity at exit: $22,351

10-year hold

• IRR: 29.3%
• Equity multiple: 3.85×
• Total profit: $119,747
• Equity at exit: $12,961

Cash invested: $41,972 (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: 125
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$786
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $854

Break-even live

Break-even rent $1,370

Max offer price $149,900

Occupancy floor 60%

Sensitivity live

Price	-10% $939	-5% $896	+0% $854	+5% $812	+10% $769
Rent	-10% $660	-5% $757	+0% $854	+5% $951	+10% $1,048
Rate	-1.0pp $930	-0.5pp $892	base $854	+0.5pp $815	+1.0pp $776

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,450
Total (2 units)			$2,451

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	0.10mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.12mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	0.13mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	0.14mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	18d	1	0.15mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	0.24mi
10602 Langton Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2008	$1,050	$0.52	5d	1	0.26mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	17d	1	0.28mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.37mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.37mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	21d	1	0.38mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	22d	1	0.52mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	20d	1	0.54mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	17d	1	0.63mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	0.63mi
10106 Greenview Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2104	$950	$0.45	24d	1	0.64mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	21d	1	0.70mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	24d	1	0.70mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	22d	1	0.80mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	0.82mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	0.87mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	17d	1	0.88mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	4d	1	0.95mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	17d	1	0.95mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	17d	1	0.99mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	8d	1	0.99mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	13d	1	1.00mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	2d	1	1.19mi
4700 Rockwood Rd Unit 2/UP Garfield Heights, OH	2.0	1.0	2016	$1,000	$0.50	21d	1	1.20mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	17d	1	1.28mi
13629 Cranwood Park Blvd Cleveland, OH	3.0	1.0	1525	$1,500	$0.98	24d	1	1.29mi
4657 Warner Rd Unit 4 Garfield Heights, OH	2.0	1.0	2080	$850	$0.41	13d	1	1.38mi
4657 Warner Rd Unit 3 Garfield Heights, OH	2.0	1.0	2080	$800	$0.38	15d	1	1.38mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	4d	1	1.39mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	1.39mi

Listing history 26 events

1. 2026-03-26
   status Pending
2. 2026-03-23
   listed $149,900 Active
3. 2025-02-08
   historical $800
4. 2025-01-05
   price $800
5. 2024-12-17
   listed $850
6. 2024-12-17
   historical $875
7. 2024-11-27
   historical $875
8. 2024-11-27
   listed $875
9. 2024-11-25
   price $875
10. 2024-11-17
    listed $900
11. 2024-11-17
    historical $900
12. 2024-11-08
    historical $900
13. 2024-11-08
    listed $900
14. 2024-11-02
    listed $900
15. 2024-07-31
    historical $995
16. 2024-07-25
    listed $995
17. 2022-04-12
    price $650
18. 2021-07-27
    soldstatus $95,000
19. 2021-07-23
    soldstatus $95,000 Closed 1005-char remark

    Show marketing remark (1005 chars)

    Wonderful investment and home ownership opportunity located in the heart of Garfield close to everything – Shopping, restaurants, parks, health care, I-480, and I-77! This versatile and fully functional property has been owner occupied downstairs by same owner for over 20 years and features 2 separate units: Downstairs boasts 2 nicely sized bedrooms with a full bath, while the Upstairs is roomy with its own living area, kitchen, 1 bedroom and 1 full bath. Beautiful original wood plank floors in downstairs living area and in upstairs/downstairs bedrooms. Shared, full basement includes a small workshop area, a partially finished multi-purpose room, washtub, additional bathroom and shower, and room for 2 separate laundry areas! Separate entrances for both units through common stairs at side door. Downstairs entry from front door as well. Newer windows in 2008. Both furnaces are approx. 7 years old. New roof on garage last year. Upstairs appliances are included! This long-term owner is in

20. 2021-07-06
    status Pending 1005-char remark

    Show marketing remark (1005 chars)

    Wonderful investment and home ownership opportunity located in the heart of Garfield close to everything – Shopping, restaurants, parks, health care, I-480, and I-77! This versatile and fully functional property has been owner occupied downstairs by same owner for over 20 years and features 2 separate units: Downstairs boasts 2 nicely sized bedrooms with a full bath, while the Upstairs is roomy with its own living area, kitchen, 1 bedroom and 1 full bath. Beautiful original wood plank floors in downstairs living area and in upstairs/downstairs bedrooms. Shared, full basement includes a small workshop area, a partially finished multi-purpose room, washtub, additional bathroom and shower, and room for 2 separate laundry areas! Separate entrances for both units through common stairs at side door. Downstairs entry from front door as well. Newer windows in 2008. Both furnaces are approx. 7 years old. New roof on garage last year. Upstairs appliances are included! This long-term owner is in

21. 2021-06-21
    historical Contingent 1005-char remark

    Show marketing remark (1005 chars)

    Wonderful investment and home ownership opportunity located in the heart of Garfield close to everything – Shopping, restaurants, parks, health care, I-480, and I-77! This versatile and fully functional property has been owner occupied downstairs by same owner for over 20 years and features 2 separate units: Downstairs boasts 2 nicely sized bedrooms with a full bath, while the Upstairs is roomy with its own living area, kitchen, 1 bedroom and 1 full bath. Beautiful original wood plank floors in downstairs living area and in upstairs/downstairs bedrooms. Shared, full basement includes a small workshop area, a partially finished multi-purpose room, washtub, additional bathroom and shower, and room for 2 separate laundry areas! Separate entrances for both units through common stairs at side door. Downstairs entry from front door as well. Newer windows in 2008. Both furnaces are approx. 7 years old. New roof on garage last year. Upstairs appliances are included! This long-term owner is in

22. 2021-06-16
    listed $99,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Wonderful investment and home ownership opportunity located in the heart of Garfield close to everything – Shopping, restaurants, parks, health care, I-480, and I-77! This versatile and fully functional property has been owner occupied downstairs by same owner for over 20 years and features 2 separate units: Downstairs boasts 2 nicely sized bedrooms with a full bath, while the Upstairs is roomy with its own living area, kitchen, 1 bedroom and 1 full bath. Beautiful original wood plank floors in downstairs living area and in upstairs/downstairs bedrooms. Shared, full basement includes a small workshop area, a partially finished multi-purpose room, washtub, additional bathroom and shower, and room for 2 separate laundry areas! Separate entrances for both units through common stairs at side door. Downstairs entry from front door as well. Newer windows in 2008. Both furnaces are approx. 7 years old. New roof on garage last year. Upstairs appliances are included! This long-term owner is in

23. 2000-01-06
    soldstatus $93,500 251-char remark

    Show marketing remark (251 chars)

    Wonderful Opportunity * All Appliances Stay * Tenant Down Currently Pays $515.00 On M/M * Up Suite Is Vacant-was Rented For $415 * Detd 2 Car Gar * Separate Entrance & Utilities. Call For Additional Information! * * 24 Hour Notice To Show * *

24. 2000-01-06
    soldstatus $93,500

    Show marketing remark (251 chars)

    Wonderful Opportunity * All Appliances Stay * Tenant Down Currently Pays $515.00 On M/M * Up Suite Is Vacant-was Rented For $415 * Detd 2 Car Gar * Separate Entrance & Utilities. Call For Additional Information! * * 24 Hour Notice To Show * *

25. 1999-09-27
    listed $99,000 251-char remark

    Show marketing remark (251 chars)

    Wonderful Opportunity * All Appliances Stay * Tenant Down Currently Pays $515.00 On M/M * Up Suite Is Vacant-was Rented For $415 * Detd 2 Car Gar * Separate Entrance & Utilities. Call For Additional Information! * * 24 Hour Notice To Show * *

26. 1985-09-04
    soldstatus $66,000

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,805 · $234/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: $29,412
• − Mortgage interest: −$8,397
• − Property taxes: −$2,805
• − Insurance: −$750
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$4,361
• Taxable income: $8,395
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $8,234/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

+127.1% since first listed

26 events — show timeline

• 2026-03-26 Pending — MLSNOW
• 2026-03-23 Listed $149,900 MLSNOW
• 2025-02-08 Rental Removed $800 BUILDIUM
• 2025-01-05 Price Changed $800 BUILDIUM
• 2024-12-17 Listed for Rent $850 BUILDIUM
• 2024-12-17 Rental Removed $875 RENTALBEAST
• 2024-11-27 Rental Removed $875 BUILDIUM
• 2024-11-27 Listed for Rent $875 RENTALBEAST
• 2024-11-25 Price Changed $875 BUILDIUM
• 2024-11-17 Listed for Rent $900 BUILDIUM
• 2024-11-17 Rental Removed $900 RENTALBEAST
• 2024-11-08 Rental Removed $900 BUILDIUM
• 2024-11-08 Listed for Rent $900 RENTALBEAST
• 2024-11-02 Listed for Rent $900 BUILDIUM
• 2024-07-31 Rental Removed $995 BUILDIUM
• 2024-07-25 Listed for Rent $995 BUILDIUM
• 2022-04-12 Price Changed $650 RENT.
• 2021-07-27 Sold (Public Records) $95,000 Public Records
• 2021-07-23 Sold (MLS) $95,000 MLSNOW
• 2021-07-06 Pending — MLSNOW
• 2021-06-21 Contingent — MLSNOW
• 2021-06-16 Listed $99,000 MLSNOW
• 2000-01-06 Sold (Public Records) $93,500 Public Records
• 2000-01-06 Sold (MLS) $93,500 MLSNOW
• 1999-09-27 Listed $99,000 MLSNOW
• 1985-09-04 Sold (Public Records) $66,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,805 · -19.3% YoY. Source: county tax records.