12809 Mccracken Rd #1 · Garfield Heights, OH 44125

$150,000

2 bd · 1.0 ba · — sqft · Condo · 26 Days on market

Built 1925 Good condition

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of lifestyle and investment potential at 12809 McCracken Road in Garfield Heights. This well-maintained duplex presents an exceptional opportunity for investors and owner-occupants alike, offering immediate rental income with the added advantage of house hacking. The upper unit is currently occupied and generating $775 per month in rental income, while the beautifully renovated lower unit is vacant and move-in ready, allowing a buyer to comfortably live in one unit while offsetting expenses with income from the other. The updated first-floor unit features two spacious bedrooms, one full bath, new carpeting, fresh paint, newer windows, recent repairs, a brand-new r

Key facts

• Vacant lower unit
• Fresh paint
• New carpeting

Tags

• WELL MAINTAINED DUPLEX
• IMMEDIATE RENTAL INCOME
• VACANT LOWER UNIT
• UPDATED FIRST FLOOR UNIT
• NEW CARPETING
• FRESH PAINT

Property features AI

Finance

• Financial info: Tenant pays all utilities

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: 2-story property
• Construction: Brick and concrete construction; Asphalt/fiberglass roof
• Exterior features: Driveway; Detached garage/carport access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Updated/remodeled condition; Full, unfinished common basement with walk-out access
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $142k (5.3% below list).
• Recommended offer: $142k (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: 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 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $141,988 (5.3% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.61×
• Total profit: $-16,248
• Equity at exit: $22,365

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $4,060
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $85

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $137	+0% $85	+5% $33	+10% $-19
Rent	-10% $-27	-5% $29	+0% $85	+5% $141	+10% $197
Rate	-1.0pp $161	-0.5pp $123	base $85	+0.5pp $46	+1.0pp $7

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	22d	1	0.21mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	4d	1	0.22mi
5273 E 126th St Cleveland, OH	1.0–2.0	1.0	—	$995	—	24d	1	0.26mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	17d	1	0.39mi
11712 McCracken Rd Cleveland, OH	3.0	1.0	—	$1,700	—	17d	1	0.40mi
4840 Henry St Cleveland, OH	1.0	2.0	—	$745	—	24d	1	0.47mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	0.55mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	0.59mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	0.64mi
11215 Langton Ave Cleveland, OH	3.0	2.0	—	$1,475	—	15d	1	0.64mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	0.65mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	0.71mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	0.72mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	0.73mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	17d	1	0.73mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	13d	1	0.74mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	15d	1	0.74mi
13629 Cranwood Park Blvd Cleveland, OH	3.0	1.0	1525	$1,500	$0.98	24d	1	0.79mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	0.82mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	18d	1	0.82mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.82mi
4639 E 131st St Garfield Heights, OH	1.0–2.0	1.0	545	$1,190	$2.18	5d	8	0.82mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	0.84mi
10701 Vernon Ave Cleveland, OH	2.0	1.0	—	$950	—	17d	1	0.86mi
13219 Alvin Ave Garfield Heights, OH	3.0	2.0	—	$2,458	—	2d	1	0.86mi
13823 Cranwood Park Blvd Cleveland, OH	3.0	1.0	—	$1,695	—	15d	1	0.86mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	17d	1	0.86mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.90mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	24d	1	0.90mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.90mi
10602 Langton Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2008	$1,050	$0.52	5d	1	0.92mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	21d	1	0.99mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	24d	1	1.00mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	3d	1	1.05mi
4885 Turney Rd Garfield Heights, OH	1.0	1.0	—	$900	—	24d	1	1.06mi
10006 Plymouth Ave Cleveland, OH	3.0	1.0	—	$1,450	—	17d	1	1.08mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.10mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	1.12mi
10106 Greenview Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2104	$950	$0.45	24d	1	1.18mi
10012 Greenview Ave Unit Down Garfield Heights, OH	2.0	1.0	—	$850	—	5d	1	1.20mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 26 DOM
2. 2026-06-17
   days on market $150,000 Active 25 DOM
3. 2026-06-16
   days on market $150,000 Active 24 DOM
4. 2026-06-15
   days on market $150,000 Active 23 DOM
5. 2026-06-13
   days on market $150,000 Active 21 DOM
6. 2026-06-13
   days on market $150,000 Active 20 DOM
7. 2026-06-09
   days on market $150,000 Active 17 DOM
8. 2026-06-08
   days on market $150,000 Active 16 DOM
9. 2026-06-07
   days on market $150,000 Active 15 DOM
10. 2026-06-05
    days on market $150,000 Active 12 DOM
11. 2026-06-03
    days on market $150,000 Active 11 DOM
12. 2026-06-02
    days on market $150,000 Active 10 DOM
13. 2026-06-01
    days on market $150,000 Active 9 DOM
14. 2026-05-31
    days on market $150,000 Active 8 DOM
15. 2026-05-21
    listed $150,000 Active
16. 2026-03-20
    historical $1,050
17. 2026-01-12
    listed $1,050

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,039
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,364
• Taxable loss: −$1,454
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,370/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained duplex is move-in ready with updated interiors and fresh curb appeal, making it an excellent investment opportunity.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet — improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+14185.7% since first listed

3 events — show timeline

• 2026-05-21 Listed $150,000 MLSNOW
• 2026-03-20 Rental Removed $1,050 YESMLS
• 2026-01-12 Listed for Rent $1,050 YESMLS