4904 E 90th St · Garfield Heights, OH 44125

$135,000

3 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 10 Days on market

Built 1952 6,499 sqft lot Est $165k · 18% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• 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

This is not a bank owned property. Not a short sale. Point of sale inspection ordered.

Key facts

• 6,499 sq ft lot
• Built 1952
• Listed 10 days

Property features AI

Exterior

• Parking: No garage; On-street parking
• Utilities: Public water; Public sewer; Gas heating
• Home design: 2-story home; Facing information not provided; Entry level information not provided; Property updated/remodeled
• Construction: Built according to public records; Aluminum siding; Asphalt roof; Below-grade finished area reported; Above-grade finished area reported
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Cooktop
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating
• Interior features: Partially finished basement; Updated/remodeled condition
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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; 38 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 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 $933 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $17k; list at $135k implies a 694% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1952 — 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: 1.12% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $165,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4868 E 88th St	0.07mi	3/1.5	1,232 (-9%)	2mo	$75,000	$61	78
4863 E 93rd St	0.10mi	3/1.5	1,212 (-10%)	1mo	$136,000	$112	75
4690 E 90th St	0.37mi	3/1.5	1,278 (-6%)	3mo	$105,000	$82	69
4729 E 90th St	0.30mi	4/2.5 (+1)	1,387 (+2%)	4mo	$145,000	$105	68
4847 E 94th St	0.16mi	3/1.5	1,173 (-13%)	2mo	$167,000	$142	67
4881 E 85th St	0.14mi	3/2.0	1,160 (-14%)	1mo	$152,000	$131	65
10506 Park Heights Ave	0.64mi	3/2.0	1,348 (-0%)	1mo	$155,000	$115	65
4768 Burleigh Rd	0.48mi	3/1.0	1,188 (-12%)	2mo	$132,000	$111	56
5284 E 102nd St	0.73mi	3/2.0	1,421 (+5%)	1mo	$227,500	$160	53
10606 Langton Ave	0.61mi	4/1.0 (+1)	1,248 (-8%)	1mo	$162,500	$130	53
5504 Carol Jean Blvd	0.59mi	3/1.5	1,189 (-12%)	2mo	$180,000	$151	48
5288 E 102nd St	0.74mi	3/1.5	1,204 (-11%)	1mo	$146,650	$122	44

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,821
• Equity at exit: $20,129

10-year hold

• IRR: 5.1%
• Equity multiple: 1.41×
• Total profit: $15,525
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$708
• Tax from tax record: −$288 /mo · $3,454/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $144

Break-even live

Break-even rent $1,332

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.08mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	23d	1	0.13mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.16mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.21mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.23mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	23d	1	0.23mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	7d	1	0.23mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	21d	1	0.24mi
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	16d	1	0.25mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	7d	1	0.26mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.27mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	16d	1	0.33mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	23d	1	0.36mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	1d	1	0.38mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	0.54mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	23d	1	0.56mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	0.57mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	0.60mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	0.65mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.68mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	23d	1	0.69mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.69mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.70mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.70mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	1d	1	0.70mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	23d	1	0.71mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	23d	1	0.84mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	1d	1	0.86mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	23d	1	0.87mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	7d	1	0.90mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	44d	1	0.94mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	0.95mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	1.04mi
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	7d	1	1.05mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	1.31mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	23d	1	1.31mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	1.31mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	7d	1	1.36mi

Listing history 8 events

1. 2026-06-18
   days on market $135,000 Active 10 DOM
2. 2026-06-17
   days on market $135,000 Active 9 DOM
3. 2026-06-16
   days on market $135,000 Active 8 DOM
4. 2026-06-15
   days on market $135,000 Active 7 DOM
5. 2026-06-13
   days on market $135,000 Active 5 DOM
6. 2026-06-13
   days on market $135,000 Active 4 DOM
7. 2026-06-08
   remarks 265-char remark
8. 2026-06-08
   listed $135,000 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: $3,454 · $288/mo
• Projected year-2 tax: $3,454 · $288/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: $18,167
• − Mortgage interest: −$7,562
• − Property taxes: −$3,454
• − Insurance: −$675
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,927
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,813/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

+578.4% since first listed

3 events — show timeline

• 2026-06-08 Listed $135,000 MLSNOW
• 2012-07-23 Sold (MLS) $17,000 MLSNOW
• 2012-05-14 Listed $19,900 MLSNOW

Property tax history

+13.7%/yr

Latest (2025): $3,454 · -26.5% YoY. Source: county tax records.