12605 Shady Oak Blvd · Garfield Heights, OH 44125

$114,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 14 Days on market

Built 1949 5,445 sqft lot Est $162k · 29% under

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

Lovely 3 Bdrm Bungalow Located In The Heart Of Garfield Hts. Eat-in Kitchen. New Roof & Gutters. New Carpet Upstairs. New Glass Block Windows & Drive. Newer Kitchen Cabinets. City Inspection Done. Ready To Move Right In. Immediate Occupancy. Easy To Show. Agent Related To Seller.

Key facts

• Natural light
• Full basement
• Detached garage

Tags

• FULL BASEMENT
• DETACHED GARAGE
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Annual tax amount reported (2024)

Exterior

• Parking: Detached garage with 1-car capacity
• Utilities: Public water; Public sewer
• Home design: Frame construction; Asphalt/fiberglass roof; 1,080 above-grade finished area
• Construction: Frame construction; Asphalt and fiberglass roof
• Exterior features: Lot recorded as 0.125 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.8% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.29% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13206 Shady Oak Blvd	0.23mi	3/1.0	1,080 (0%)	2mo	$127,000	$118	88
12416 Eastwood Blvd	0.17mi	3/2.0	1,102 (+2%)	1mo	$175,000	$159	84
13008 Oakview Blvd	0.26mi	3/1.0	1,040 (-4%)	0mo	$137,500	$132	81
5365 E 131st St	0.40mi	3/1.0	1,056 (-2%)	1mo	$135,000	$128	76
11412 Hempstead Rd	0.43mi	3/1.5	1,064 (-2%)	2mo	$193,000	$181	74
13801 Bangor Ave	0.54mi	3/1.0	1,064 (-2%)	2mo	$160,000	$150	71
11604 Bradwell Rd	0.36mi	3/1.0	998 (-8%)	2mo	$150,719	$151	69
5731 Andover Blvd	0.50mi	3/2.0	1,102 (+2%)	0mo	$154,900	$141	69
13600 Royal Blvd	0.52mi	3/2.0	1,036 (-4%)	2mo	$205,000	$198	63
5408 Roland Dr	0.50mi	3/1.0	1,160 (+7%)	2mo	$142,000	$122	63
13513 York Blvd	0.45mi	3/1.5	1,170 (+8%)	1mo	$185,900	$159	62
5213 E 119th St	0.69mi	3/1.0	1,152 (+7%)	1mo	$135,000	$117	56

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-255
• Equity at exit: $17,132

10-year hold

• IRR: 11.5%
• Equity multiple: 1.99×
• Total profit: $31,833
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$603
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $244

Break-even live

Break-even rent $1,175

Max offer price $114,900

Occupancy floor 79%

Sensitivity live

Price	-10% $309	-5% $276	+0% $244	+5% $211	+10% $179
Rent	-10% $127	-5% $185	+0% $244	+5% $302	+10% $361
Rate	-1.0pp $302	-0.5pp $273	base $244	+0.5pp $214	+1.0pp $184

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	25d	1	0.12mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.14mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	17d	1	0.23mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	25d	1	0.44mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	17d	1	0.44mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.49mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	9d	1	0.57mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	17d	1	0.59mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	17d	1	0.59mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	25d	1	0.66mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	21d	1	0.68mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	0.68mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	45d	1	0.80mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	9d	1	0.80mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	0.85mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	0.89mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	0.94mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	9d	1	0.96mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	25d	1	0.98mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	3d	1	1.01mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	1.08mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	13d	1	1.10mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	16d	1	1.10mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	25d	1	1.11mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	3d	1	1.15mi
15409 Benhoff Dr Maple Heights, OH	3.0	1.0	728	$1,800	$2.47	3d	1	1.18mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	18d	1	1.19mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	25d	1	1.23mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	4d	1	1.27mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	17d	1	1.31mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	1.38mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	1.39mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	25d	1	1.40mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	21d	1	1.41mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	45d	1	1.44mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	45d	1	1.44mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	17d	1	1.45mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	20d	1	1.48mi

Listing history 10 events

1. 2026-06-16
   statusdays on market $114,900 Pending 14 DOM
2. 2026-06-15
   days on market $114,900 Active 13 DOM
3. 2026-06-13
   days on market $114,900 Active 11 DOM
4. 2026-06-13
   days on market $114,900 Active 10 DOM
5. 2026-06-09
   days on market $114,900 Active 7 DOM
6. 2026-06-08
   days on market $114,900 Active 6 DOM
7. 2026-06-07
   days on market $114,900 Active 5 DOM
8. 2026-06-05
   days on market $114,900 Active 2 DOM
9. 2026-06-02
   remarks 284-char remark
10. 2026-06-02
    listed $114,900 Active 1 DOM

ⓘ 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: $3,329 · $277/mo
• Projected year-2 tax: $3,329 · $277/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: $17,797
• − Mortgage interest: −$6,436
• − Property taxes: −$3,329
• − Insurance: −$574
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,343
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,621/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

+27.8% since first listed

9 events — show timeline

• 2026-06-01 Listed $114,900 MLSNOW
• 2024-03-12 Rental Removed $1,195 YESMLS
• 2024-02-15 Price Changed $1,195 YESMLS
• 2024-01-30 Price Changed $1,250 YESMLS
• 2024-01-24 Listed for Rent $1,225 YESMLS
• 2023-08-22 Sold (Public Records) $80,000 Public Records
• 2001-01-03 Sold (MLS) $90,100 MLSNOW
• 2000-12-29 Sold (Public Records) $90,100 Public Records
• 2000-07-13 Listed $89,900 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $3,329 · -19.6% YoY. Source: county tax records.