4680 Beechgrove Ave · Garfield Heights, OH 44125

$105,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 25 Days on market

Built 1959 5,118 sqft lot Est $122k · 14% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +13.9/15.0
• 1% rule +7.6/10.0
• DSCR +7.3/10.0
• 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

Well kept home, need of mirror updates.

Key facts

• Full basement
• Vinyl siding
• Hardwood floors

Tags

• VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• HARDWOOD FLOORS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway
• Home design: Single-story; Fixer condition
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.8% in Garfield Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 13 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 $726 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $105k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.26% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $122,500
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4709 Hillside Ave	0.03mi	3/1.5	980 (0%)	7mo	$87,500	$89	90
4672 Hillside Ave	0.06mi	3/1.0	980 (0%)	10mo	$92,000	$94	89
4683 Beechgrove Ave	0.03mi	3/1.5	980 (0%)	20mo	$85,000	$87	80
4672 Beechgrove Ave	0.02mi	3/2.0	980 (0%)	24mo	$145,000	$148	76
4840 E 135th St	0.29mi	2/1.0 (-1)	912 (-7%)	11mo	$115,000	$126	61
13319 Mccracken Rd	0.71mi	3/1.0	1,064 (+9%)	8mo	$95,000	$89	46
12830 Park Knoll Dr	0.65mi	3/1.0	1,104 (+13%)	7mo	$110,000	$100	43
12804 Garland Ave	0.72mi	3/1.0	912 (-7%)	16mo	$138,000	$151	42
12332 Crest Ave	0.74mi	3/1.0	888 (-9%)	10mo	$111,000	$125	41
12805 Reindeer Ave	0.73mi	3/2.0	1,036 (+6%)	17mo	$152,500	$147	38
12512 Park Knoll Dr	0.74mi	3/1.0	1,064 (+9%)	22mo	$167,000	$157	32

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,945
• Equity at exit: $15,656

10-year hold

• IRR: 9.3%
• Equity multiple: 1.78×
• Total profit: $23,062
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$551
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $181

Break-even live

Break-even rent $1,090

Max offer price $105,000

Occupancy floor 81%

Sensitivity live

Price	-10% $241	-5% $211	+0% $181	+5% $151	+10% $122
Rent	-10% $77	-5% $129	+0% $181	+5% $233	+10% $285
Rate	-1.0pp $234	-0.5pp $208	base $181	+0.5pp $154	+1.0pp $126

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4639 E 131st St Garfield Heights, OH	1.0–2.0	1.0	545	$1,190	$2.18	5d	8	0.26mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	0.94mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	4d	1	1.03mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	17d	5	1.28mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	13d	1	1.32mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	15d	1	1.32mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	17d	1	1.34mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	1.36mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	1.36mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	18d	1	1.37mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	1.42mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	24d	1	1.46mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 25 DOM
2. 2026-06-18
   days on market $105,000 Active 22 DOM
3. 2026-06-17
   days on market $105,000 Active 21 DOM
4. 2026-06-16
   days on market $105,000 Active 20 DOM
5. 2026-06-15
   days on market $105,000 Active 19 DOM
6. 2026-06-13
   days on market $105,000 Active 17 DOM
7. 2026-06-13
   days on market $105,000 Active 16 DOM
8. 2026-06-09
   days on market $105,000 Active 13 DOM
9. 2026-06-08
   days on market $105,000 Active 12 DOM
10. 2026-06-07
    days on market $105,000 Active 11 DOM
11. 2026-06-05
    days on market $105,000 Active 8 DOM
12. 2026-06-03
    days on market $105,000 Active 7 DOM
13. 2026-06-02
    days on market $105,000 Active 6 DOM
14. 2026-06-01
    days on market $105,000 Active 5 DOM
15. 2026-05-31
    days on market $105,000 Active 4 DOM
16. 2026-04-13
    price $109,500
17. 2026-02-18
    listed $116,500 Active
18. 2020-02-14
    status Pending 39-char remark

    Show marketing remark (39 chars)

    Well kept home, need of mirror updates.

19. 2020-02-14
    soldstatus $39,500 Closed 39-char remark

    Show marketing remark (39 chars)

    Well kept home, need of mirror updates.

20. 2019-09-05
    historical Contingent 39-char remark

    Show marketing remark (39 chars)

    Well kept home, need of mirror updates.

21. 2019-08-06
    listed $50,000 Active 39-char remark

    Show marketing remark (39 chars)

    Well kept home, need of mirror updates.

22. 2019-08-05
    historical $50,000 39-char remark

    Show marketing remark (39 chars)

    Well kept home, need of mirror updates.

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,833
• − Mortgage interest: −$5,882
• − Property taxes: −$3,202
• − Insurance: −$525
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,055
• Taxable income: $636
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,020/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

+119.0% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $109,500 MLSNOW
• 2026-02-18 Listed $116,500 MLSNOW
• 2020-02-14 Pending — MLSNOW
• 2020-02-14 Sold (MLS) $39,500 MLSNOW
• 2019-09-05 Contingent — MLSNOW
• 2019-08-06 Listed $50,000 MLSNOW
• 2019-08-05 Coming Soon $50,000 MLSNOW

Property tax history

+6.6%/yr

Latest (2025): $3,202 · -30.5% YoY. Source: county tax records.