12117 Thraves Rd · Garfield Heights, OH 44125

$159,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 3 Days on market

Built 1957 5,401 sqft lot Est $161k · 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 +14.9/30.0
• ARV discount +7.7/15.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• 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

Located on a quiet, relaxed street, this beautifully refreshed home offers a blend of comfort, thoughtful updates, and everyday functionality. Freshly painted inside and out, the home immediately feels clean, bright, and well cared for. Inside, new luxury flooring runs throughout the kitchen and down into the spacious rec room, creating a seamless modern look from room to room. The basement features a baseboard-style waterproofing channel system, adding valuable protection and long-term peace of mind. Major updates include brand new glass block windows, storm doors and a new air conditioning system, improving both efficiency and security. Storage is a standout throughout the home, with an a

Key facts

• Freshly painted
• Glass block windows
• Storm doors

Tags

• FRESHLY PAINTED
• NEW LUXURY FLOORING
• WATERPROOFING CHANNEL SYSTEM
• GLASS BLOCK WINDOWS
• STORM DOORS
• NEW AIR CONDITIONING SYSTEM

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished living area approximately 1,064 (source: assessor); Below-grade finished area approximately 532 (owner-reported)
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Aluminum siding

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full, partially finished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $47 ($567/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.3% below list).
• Recommended offer: $151k (5.3% below list) — sets the bar for 1% rule.

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: Maple Leaf Elementary School (math 8% / reading 21%, grade F, #1,400 of 1,584 statewide, top 90%, 449 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; 27 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).
• This rent runs 32% 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,404 (5.3% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.95% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $160,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12115 Orme Rd	0.11mi	3/1.5	1,064 (0%)	3mo	$128,000	$120	90
5731 Andover Blvd	0.27mi	3/2.0	1,102 (+4%)	0mo	$154,900	$141	77
13008 Oakview Blvd	0.46mi	3/1.0	1,040 (-2%)	0mo	$137,500	$132	74
12416 Eastwood Blvd	0.32mi	3/2.0	1,102 (+4%)	1mo	$175,000	$159	74
11412 Hempstead Rd	0.49mi	3/1.5	1,064 (0%)	2mo	$193,000	$181	74
13206 Shady Oak Blvd	0.61mi	3/1.0	1,080 (+2%)	2mo	$127,000	$118	68
11604 Bradwell Rd	0.44mi	3/1.0	998 (-6%)	2mo	$150,719	$151	68
12701 York Blvd	0.29mi	3/2.0	1,170 (+10%)	3mo	$139,900	$120	64
11909 Hastings Rd	0.25mi	3/2.0	1,186 (+12%)	3mo	$188,000	$159	63
6104 Turney Rd	0.58mi	3/1.0	1,169 (+10%)	1mo	$202,000	$173	56
13513 York Blvd	0.59mi	3/1.5	1,170 (+10%)	1mo	$185,900	$159	53
13009 Willard Ave	0.71mi	3/2.0	1,134 (+7%)	2mo	$156,500	$138	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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-20,061
• Equity at exit: $23,842

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,510
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$839
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $47

Break-even live

Break-even rent $1,454

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $92	+0% $47	+5% $2	+10% $-43
Rent	-10% $-72	-5% $-13	+0% $47	+5% $107	+10% $167
Rate	-1.0pp $128	-0.5pp $88	base $47	+0.5pp $6	+1.0pp $-36

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	18d	1	0.30mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	25d	1	0.33mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.42mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	25d	1	0.44mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	18d	1	0.50mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	9d	1	0.57mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	25d	1	0.76mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	18d	1	0.76mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.82mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	45d	1	0.84mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	0.95mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	3d	1	1.03mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	1.04mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	18d	1	1.11mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	9d	1	1.18mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	22d	1	1.19mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	6d	1	1.31mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	25d	1	1.32mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	1.32mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	9d	1	1.33mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	3d	1	1.41mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	45d	1	1.43mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	25d	1	1.43mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	16d	1	1.45mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	14d	1	1.45mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	1.46mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	3d	1	1.48mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-14
   listed $159,900 Active
3. 1994-11-21
   soldstatus $65,000

ⓘ 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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: $18,168
• − Mortgage interest: −$8,957
• − Property taxes: −$2,924
• − Insurance: −$800
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,652
• Taxable loss: −$2,071
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,064/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

+146.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-14 Listed $159,900 MLSNOW
• 1994-11-21 Sold (Public Records) $65,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,924 · -20.6% YoY. Source: county tax records.