4748 E 90th St · Garfield Heights, OH 44125

$134,900

4 bd · 2.0 ba · 2,064 sqft · MultiFamily public records · 21 Days on market

Built 1962 Est $173k · 22% 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

Multi-family units

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

Listing remarks

2 Family Home, 2 Bedrooms each suite, Kitchen, Dining Room w/ Built Ins, 2 Car Garage, Both suites rented, $1900/month cash flow

Key facts

• Built 1962
• Listed 21 days

🏷️ Possibly a rental listed for sale. The $134,900 price doesn't fit this home's estimated sale value (~$173,376) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $528/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,726/mo this rent would consume 57% 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 $933 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $68k; list at $135k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $132,876 (1.5% below list)

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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.54%
• DSCR: 2.49
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $173,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4666 E 86th St	0.19mi	4/2.0	2,016 (-2%)	4mo	$195,000	$97	84
4830 E 88th St	0.17mi	4/2.0	2,160 (+5%)	5mo	$165,000	$76	80
9309 Garfield Blvd	0.12mi	5/2.0 (+1)	2,098 (+2%)	11mo	$200,000	$95	78
4917 E 85th St	0.35mi	4/2.0	2,032 (-2%)	12mo	$151,000	$74	71
8200 Garfield Blvd	0.33mi	4/2.0	2,200 (+7%)	4mo	$159,000	$72	71
4933 E 106th St	0.65mi	4/2.0	2,053 (-0%)	4mo	$185,000	$90	65
4646 E 86th St	0.22mi	5/2.0 (+1)	1,872 (-9%)	6mo	$180,000	$96	64
10118 Russell Ave	0.49mi	4/2.0	1,914 (-7%)	4mo	$195,000	$102	62
10109 Richland Ave	0.48mi	4/2.0	2,144 (+4%)	13mo	$180,000	$84	60
10403 Russell Ave	0.56mi	4/2.0	1,946 (-6%)	7mo	$125,000	$64	58
9817 Parkview Ave	0.40mi	4/2.0	1,901 (-8%)	12mo	$143,000	$75	58
10012 Greenview Ave	0.45mi	4/2.0	1,850 (-10%)	10mo	$115,000	$62	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: 31.1%
• Equity multiple: 2.34×
• Total profit: $50,552
• Equity at exit: $20,114

10-year hold

• IRR: 39.3%
• Equity multiple: 5.04×
• Total profit: $152,582
• Equity at exit: $11,664

Cash invested: $37,772 (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: 120
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$707
• Tax from tax record: −$334 /mo · $4,009/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $1,056

Break-even live

Break-even rent $1,390

Max offer price $134,900

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,726
Total (2 units)			$2,726

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.47mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	1d	1	0.95mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	43d	1	1.01mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	1.37mi

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 21 DOM
2. 2026-06-17
   days on market $134,900 Active 20 DOM
3. 2026-06-16
   days on market $134,900 Active 19 DOM
4. 2026-06-15
   days on market $134,900 Active 18 DOM
5. 2026-06-13
   days on market $134,900 Active 16 DOM
6. 2026-06-13
   days on market $134,900 Active 15 DOM
7. 2026-06-09
   days on market $134,900 Active 12 DOM
8. 2026-06-08
   days on market $134,900 Active 11 DOM
9. 2026-06-07
   days on market $134,900 Active 10 DOM
10. 2026-06-05
    days on market $134,900 Active 7 DOM
11. 2026-06-03
    days on market $134,900 Active 6 DOM
12. 2026-06-02
    days on market $134,900 Active 5 DOM
13. 2026-06-01
    days on market $134,900 Active 4 DOM
14. 2026-05-31
    days on market $134,900 Active 3 DOM
15. 2026-05-29
    listed $134,900 Active
16. 1998-11-25
    soldstatus $68,000
17. 1998-04-10
    historical
18. 1998-01-09
    listed $79,900
19. 1986-02-12
    soldstatus $52,000

ⓘ 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: $4,009 · $334/mo
• Projected year-2 tax: $4,009 · $334/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: $32,712
• − Mortgage interest: −$7,556
• − Property taxes: −$4,009
• − Insurance: −$674
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − Depreciation: −$3,924
• Taxable income: $11,313
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $9,954/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

+159.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $134,900 FSBO.com
• 1998-11-25 Sold (Public Records) $68,000 Public Records
• 1998-04-10 Listing Removed — MLSNOW
• 1998-01-09 Listed $79,900 MLSNOW
• 1986-02-12 Sold (Public Records) $52,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,009 · -19.1% YoY. Source: county tax records.