13706 Shady Oak Blvd · Garfield Heights, OH 44125

$154,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 18 Days on market

Built 1954 5,270 sqft lot Est $165k · 6% under

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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 +14.6/30.0
• ARV discount +10.3/15.0
• 1% rule +5.0/10.0
• DSCR +4.4/10.0
• 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

Charming and move-in ready, this beautifully maintained three-bedroom bungalow is located in the heart of Garfield Heights and offers comfort, convenience, and value. Featuring an updated kitchen, spacious living areas, central air conditioning, and a partially finished basement perfect for additional living or entertaining space, this home is ready for its next owner. Enjoy the convenience of a two-car garage and a prime location just minutes from shopping, dining, major freeways, and vibrant Downtown Cleveland. Commuters and travelers will also appreciate being approximately twenty minutes from Cleveland Hopkins International Airport. Whether you are a first-time homebuyer or looking to d

Key facts

• Updated kitchen
• Two-car garage
• Prime location

Tags

• UPDATED KITCHEN
• CENTRAL AIR CONDITIONING
• PARTIALLY FINISHED BASEMENT
• TWO-CAR GARAGE
• PRIME LOCATION
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

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: William Foster Elementary School (math 10% / reading 23%, grade F, #1,363 of 1,584 statewide, top 86%, 511 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; 40 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 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 $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

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $133k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.00% ✓
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $165,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13513 York Blvd	0.27mi	3/1.5	1,170 (-2%)	1mo	$185,900	$159	81
5408 Roland Dr	0.29mi	3/1.0	1,160 (-3%)	2mo	$142,000	$122	80
13206 Shady Oak Blvd	0.18mi	3/1.0	1,080 (-10%)	2mo	$127,000	$118	74
13009 Willard Ave	0.34mi	3/2.0	1,134 (-5%)	2mo	$156,500	$138	70
13801 Bangor Ave	0.28mi	3/1.0	1,064 (-11%)	2mo	$160,000	$150	67
13008 Oakview Blvd	0.30mi	3/1.0	1,040 (-13%)	0mo	$137,500	$132	64
5853 Monica Ln	0.42mi	3/1.5	1,299 (+9%)	0mo	$169,900	$131	64
5365 E 131st St	0.46mi	3/1.0	1,056 (-12%)	1mo	$135,000	$128	58
12416 Eastwood Blvd	0.52mi	3/2.0	1,102 (-8%)	1mo	$175,000	$159	58
12913 Darlington Ave	0.32mi	3/2.0	1,354 (+13%)	2mo	$209,900	$155	57
13600 Royal Blvd	0.38mi	3/2.0	1,036 (-13%)	2mo	$205,000	$198	55
13004 Rockside Rd	0.67mi	3/1.0	1,319 (+10%)	0mo	$154,000	$117	51

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-19,835
• Equity at exit: $23,096

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,705
• Equity at exit: $13,393

Cash invested: $43,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$812
• Tax from tax record: −$316 /mo · $3,787/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $36

Break-even live

Break-even rent $1,509

Max offer price $154,900

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $80	+0% $36	+5% $-8	+10% $-52
Rent	-10% $-87	-5% $-25	+0% $36	+5% $98	+10% $159
Rate	-1.0pp $114	-0.5pp $76	base $36	+0.5pp $-4	+1.0pp $-45

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.03mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	0.21mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	18d	1	0.31mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	0.45mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	45d	1	0.45mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	25d	1	0.58mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	0.58mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.58mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	18d	1	0.59mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	3d	1	0.63mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	18d	1	0.65mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	25d	1	0.70mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	3d	1	0.70mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	22d	1	0.85mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	25d	1	0.88mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	18d	1	0.88mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	4d	1	0.92mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	45d	1	1.03mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	9d	1	1.03mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	45d	1	1.06mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.12mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	45d	1	1.13mi
5445 Lee Rd Unit 6-R Maple Heights, OH	2.0	1.0	800	$1,299	$1.62	9d	1	1.13mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	18d	1	1.16mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	9d	1	1.17mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	9d	1	1.24mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	18d	1	1.25mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	6d	1	1.29mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	9d	1	1.33mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	18d	5	1.33mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	12d	1	1.35mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	25d	1	1.36mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	13d	1	1.40mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	1.42mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	22d	1	1.43mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	18d	1	1.43mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	45d	1	1.44mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	25d	1	1.44mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	16d	1	1.47mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	14d	1	1.47mi

Listing history 13 events

1. 2026-06-09
   days on market $154,900 Active 18 DOM
2. 2026-06-08
   days on market $154,900 Active 17 DOM
3. 2026-06-07
   days on market $154,900 Active 16 DOM
4. 2026-06-05
   days on market $154,900 Active 13 DOM
5. 2026-06-03
   days on market $154,900 Active 12 DOM
6. 2026-06-02
   days on market $154,900 Active 11 DOM
7. 2026-06-01
   days on market $154,900 Active 10 DOM
8. 2026-05-31
   days on market $154,900 Active 9 DOM
9. 2026-05-22
   listed $154,900 Active
10. 2021-06-22
    soldstatus $133,000
11. 2012-04-19
    listed $45,900
12. 2011-12-31
    historical
13. 2011-04-13
    listed $59,900

ⓘ 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: $3,787 · $316/mo
• Projected year-2 tax: $3,787 · $316/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: $18,661
• − Mortgage interest: −$8,677
• − Property taxes: −$3,787
• − Insurance: −$774
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,506
• Taxable loss: −$2,069
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $930/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

+158.6% since first listed

5 events — show timeline

• 2026-05-22 Listed $154,900 MLSNOW
• 2021-06-22 Sold (Public Records) $133,000 Public Records
• 2012-04-19 Listed $45,900 MLSNOW
• 2011-12-31 Listing Removed — MLSNOW
• 2011-04-13 Listed $59,900 MLSNOW

Property tax history

+4.5%/yr

Latest (2025): $3,787 · -19.7% YoY. Source: county tax records.