4902 E 109th St · Garfield Heights, OH 44125

$125,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 113 Days on market

Built 1928 4,199 sqft lot Est $174k · 28% 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 +21.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +7.0/10.0
• 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

Listing remarks MLS

Amazing opprotunity to own this beautiful multi-family home in the heart of Garfiled Hts! Two spacious units with two beds one bath downstairs, and one bed one bath upstairs. Two bedroom unit is occupied and generating monthly income, with one bed unit vacant and ready to occupy. Hurry to get this great property before it's gone!

Key facts

• Paved drive
• Common laundry area
• Two separate units

Tags

• WELL MAINTAINED DUPLEX
• TWO SEPARATE UNITS
• COMMON LAUNDRY AREA
• FULL UNFINISHED BASEMENT
• DURABLE EXTERIOR FINISHES
• PAVED DRIVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 38 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).
• This rent runs 32% 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 $864 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 113 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.22% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $173,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10605 Grace Ave	0.50mi	3/1.0	1,600 (+6%)	1mo	$106,000	$66	66
10620 Raymond Ave	0.59mi	3/2.0	1,448 (-4%)	1mo	$215,000	$148	61
10506 Park Heights Ave	0.37mi	3/2.0	1,348 (-11%)	1mo	$155,000	$115	60
11011 Wallingford Ave	0.47mi	3/1.0	1,308 (-14%)	1mo	$156,000	$119	55
4874 E 95th St	0.55mi	3/1.0	1,352 (-11%)	4mo	$91,000	$67	53
5284 E 102nd St	0.70mi	3/2.0	1,421 (-6%)	1mo	$227,500	$160	52
10217 Parkview Ave	0.39mi	4/1.0 (+1)	1,312 (-13%)	4mo	$95,000	$72	51
11007 Wallingford Ave	0.47mi	2/2.0 (-1)	1,344 (-11%)	0mo	$118,000	$88	50
5123 E 113th St	0.47mi	4/2.0 (+1)	1,680 (+11%)	1mo	$90,000	$54	50
12403 Park Knoll Dr	0.64mi	4/2.0 (+1)	1,326 (-12%)	2mo	$200,000	$151	39
4729 E 90th St	0.73mi	4/2.5 (+1)	1,387 (-8%)	4mo	$145,000	$105	38
5293 E 115th	0.74mi	4/2.0 (+1)	1,326 (-12%)	5mo	$177,000	$133	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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,005
• Equity at exit: $18,638

10-year hold

• IRR: 8.2%
• Equity multiple: 1.68×
• Total profit: $23,942
• Equity at exit: $10,808

Cash invested: $35,000 (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: 125
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$656
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $194

Break-even live

Break-even rent $1,280

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $264	-5% $229	+0% $194	+5% $158	+10% $123
Rent	-10% $73	-5% $133	+0% $194	+5% $254	+10% $314
Rate	-1.0pp $256	-0.5pp $225	base $194	+0.5pp $161	+1.0pp $128

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.05mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	0.05mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	17d	1	0.10mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	21d	1	0.17mi
10602 Langton Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2008	$1,050	$0.52	5d	1	0.19mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	18d	1	0.22mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.27mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	0.27mi
10106 Greenview Ave Unit 2/UP Garfield Heights, OH	2.0	1.0	2104	$950	$0.45	24d	1	0.34mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	2d	1	0.34mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	0.40mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	0.42mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	0.55mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	24d	1	0.55mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	21d	1	0.55mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	20d	1	0.55mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	22d	1	0.63mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	22d	1	0.65mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	17d	1	0.73mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	17d	1	0.82mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	0.86mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	21d	1	0.89mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	17d	1	0.90mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	13d	1	0.95mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	8d	1	0.97mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	17d	1	0.97mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	0.97mi
4700 Rockwood Rd Unit 2/UP Garfield Heights, OH	2.0	1.0	2016	$1,000	$0.50	21d	1	1.01mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	4d	1	1.07mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	2d	1	1.09mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	17d	1	1.11mi
13629 Cranwood Park Blvd Cleveland, OH	3.0	1.0	1525	$1,500	$0.98	24d	1	1.19mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	17d	1	1.19mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	4d	1	1.19mi
4657 Warner Rd Unit 4 Garfield Heights, OH	2.0	1.0	2080	$850	$0.41	13d	1	1.20mi
4657 Warner Rd Unit 3 Garfield Heights, OH	2.0	1.0	2080	$800	$0.38	15d	1	1.20mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.22mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	11d	1	1.37mi

Listing history 26 events

1. 2026-04-25
   status Pending
2. 2026-04-13
   price $125,000
3. 2026-01-26
   price $135,000
4. 2026-01-01
   listed $145,000 Active
5. 2023-08-28
   soldstatus $125,000
6. 2023-08-25
   soldstatus $125,000 Closed 331-char remark

   Show marketing remark (331 chars)

   Amazing opprotunity to own this beautiful multi-family home in the heart of Garfiled Hts! Two spacious units with two beds one bath downstairs, and one bed one bath upstairs. Two bedroom unit is occupied and generating monthly income, with one bed unit vacant and ready to occupy. Hurry to get this great property before it's gone!

7. 2023-07-03
   historical Contingent 331-char remark

   Show marketing remark (331 chars)

   Amazing opprotunity to own this beautiful multi-family home in the heart of Garfiled Hts! Two spacious units with two beds one bath downstairs, and one bed one bath upstairs. Two bedroom unit is occupied and generating monthly income, with one bed unit vacant and ready to occupy. Hurry to get this great property before it's gone!

8. 2023-06-30
   listed $119,000 Active 331-char remark

   Show marketing remark (331 chars)

   Amazing opprotunity to own this beautiful multi-family home in the heart of Garfiled Hts! Two spacious units with two beds one bath downstairs, and one bed one bath upstairs. Two bedroom unit is occupied and generating monthly income, with one bed unit vacant and ready to occupy. Hurry to get this great property before it's gone!

9. 2021-08-03
   soldstatus $135,000
10. 2017-10-11
    soldstatus $46,000 Sold
11. 2017-10-11
    soldstatus $138,000
12. 2017-09-20
    status Pending
13. 2017-08-21
    historical Contingent
14. 2017-08-21
    listed $50,000 Active
15. 2016-12-10
    historical
16. 2016-09-13
    listed $64,900 Active
17. 2016-08-18
    historical
18. 2016-07-06
    price $64,900
19. 2016-05-18
    listed $69,900 Active
20. 2014-10-30
    historical
21. 2014-06-11
    listed $69,900
22. 2002-12-31
    historical
23. 2002-12-30
    soldstatus $108,000
24. 2002-12-30
    soldstatus $108,000
25. 2002-10-17
    listed $114,900
26. 2002-09-26
    listed $114,900

ⓘ 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: $3,643 · $304/mo
• Projected year-2 tax: $3,643 · $304/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: $18,299
• − Mortgage interest: −$7,002
• − Property taxes: −$3,643
• − Insurance: −$625
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,636
• Taxable income: $465
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,211/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

+8.8% since first listed

26 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-13 Price Changed $125,000 MLSNOW
• 2026-01-26 Price Changed $135,000 MLSNOW
• 2026-01-01 Listed $145,000 MLSNOW
• 2023-08-28 Sold (Public Records) $125,000 Public Records
• 2023-08-25 Sold (MLS) $125,000 MLSNOW
• 2023-07-03 Contingent — MLSNOW
• 2023-06-30 Listed $119,000 MLSNOW
• 2021-08-03 Sold (Public Records) $135,000 Public Records
• 2017-10-11 Sold (Public Records) $138,000 Public Records
• 2017-10-11 Sold (MLS) $46,000 MLSNOW
• 2017-09-20 Pending — MLSNOW
• 2017-08-21 Contingent — MLSNOW
• 2017-08-21 Listed $50,000 MLSNOW
• 2016-12-10 Listing Removed — MLSNOW
• 2016-09-13 Listed $64,900 MLSNOW
• 2016-08-18 Listing Removed — MLSNOW
• 2016-07-06 Price Changed $64,900 MLSNOW
• 2016-05-18 Listed $69,900 MLSNOW
• 2014-10-30 Listing Removed — MLSNOW
• 2014-06-11 Listed $69,900 MLSNOW
• 2002-12-31 Listing Removed — MLSNOW
• 2002-12-30 Sold (Public Records) $108,000 Public Records
• 2002-12-30 Sold (MLS) $108,000 MLSNOW
• 2002-10-17 Listed $114,900 MLSNOW
• 2002-09-26 Listed $114,900 MLSNOW

Property tax history

+3.1%/yr

Latest (2025): $3,643 · -19.8% YoY. Source: county tax records.