13004 Rockside Rd · Garfield Heights, OH 44125

$154,900

3 bd · 1.0 ba · 1,319 sqft · SingleFamily public records · 19 Days on market

Built 1948 10,319 sqft lot Est $185k · 16% 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 +15.3/30.0
• ARV discount +14.8/15.0
• 1% rule +4.9/10.0
• DSCR +4.7/10.0
• 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

Great yard!!! Charming Cape Cod home on a double lot featuring a recently replaced driveway and front walk. Covered patio was built in 2025 for a quiet spot to relax. Enclosed breezeway connects the home to a two-car garage with added storage. Bright living room with oversized windows, updated kitchen with newer countertops, new cabinets, new flooring, fresh paint and all appliances (2023) are included. First floor offers two bedrooms and a full bath with a large walk in shower. Upstairs you will find a third bedroom plus bonus room—ideal for office or flex space. Full basement provides additional rec space, laundry (washer/dryer stay), and utility sink. Major updates include upda

Key facts

• Added storage
• Double lot
• Covered patio

Tags

• DOUBLE LOT
• RECENTLY REPLACED DRIVEWAY
• COVERED PATIO
• ENCLOSED BREEZEWAY
• TWO CAR GARAGE
• ADDED STORAGE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Concrete surface; Garage door opener; Garage faces front; Drain
• Utilities: Public water; Public sewer
• Home design: Single-family property; Multiple stories (rooms on first and second levels); Front-facing garage
• Construction: Aluminum siding; Asphalt/fiberglass roof; Block foundation; Year built per public records
• Exterior features: Back yard; Fire pit; Rear enclosed porch; Front porch; Patio; Porch; Shed(s)

Interior

• Kitchen: Eat-in kitchen; Range; Refrigerator; Microwave; Dishwasher; Disposal
• Bedrooms: Two main-level bedrooms; Additional bedrooms on first and second levels (total bedrooms include rooms listed as Bedroom)
• Flooring: Carpet; Wood; Ceramic tile
• Bathrooms: One full bathroom; Accessible full bath with large walk-in shower
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Window treatments; Accessible full bath; Accessible entrance; Exterior wheelchair lift
• Laundry & utility: Washer and dryer; Laundry located in basement

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 $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (0.8% below list).
• 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: Maple Leaf Elementary School (math 8% / reading 21%, grade F, #1,400 of 1,584 statewide, top 90%, 449 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; 22 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 $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 19 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $113k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1948 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $184,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13004 Rockside Rd	0.00mi	3/1.0	1,319 (0%)	0mo	$154,000	$117	100
5853 Monica Ln	0.42mi	3/1.5	1,299 (-2%)	0mo	$169,900	$131	76
6104 Turney Rd	0.22mi	3/1.0	1,169 (-11%)	1mo	$202,000	$173	70
13804 Rockside Rd	0.32mi	3/1.0	1,173 (-11%)	2mo	$164,500	$140	65
14413 Krems Ave	0.67mi	3/1.5	1,314 (-0%)	3mo	$98,000	$75	64
13616 Oakview Blvd	0.50mi	3/2.0	1,414 (+7%)	0mo	$164	—	60
13513 York Blvd	0.40mi	3/1.5	1,170 (-11%)	1mo	$185,900	$159	59
6425 Farmington Dr	0.54mi	3/2.0	1,224 (-7%)	2mo	$195,000	$159	57
12701 York Blvd	0.42mi	3/2.0	1,170 (-11%)	3mo	$139,900	$120	55
12214 Woodward Blvd	0.66mi	4/1.5 (+1)	1,236 (-6%)	3mo	$157,500	$127	49
12119 Woodward Blvd	0.71mi	4/1.5 (+1)	1,236 (-6%)	3mo	$182,500	$148	47
11909 Hastings Rd	0.67mi	3/2.0	1,186 (-10%)	3mo	$188,000	$159	46

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-18,607
• Equity at exit: $23,096

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $785
• 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: 8.4×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$812
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $56

Break-even live

Break-even rent $1,465

Max offer price $154,900

Occupancy floor 91%

Sensitivity live

Price	-10% $144	-5% $100	+0% $56	+5% $12	+10% $-31
Rent	-10% $-65	-5% $-4	+0% $56	+5% $117	+10% $178
Rate	-1.0pp $134	-0.5pp $96	base $56	+0.5pp $16	+1.0pp $-25

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	25d	1	0.14mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	18d	1	0.17mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	45d	1	0.47mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	18d	1	0.54mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	0d	1	0.62mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.69mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	0.71mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	0.71mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	25d	1	0.72mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	0.74mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	45d	1	0.98mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	9d	1	1.01mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	25d	1	1.10mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	18d	1	1.10mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	18d	1	1.20mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	45d	1	1.21mi
5250 E 135th St Cleveland, OH	3.0	2.0	1753	$1,549	$0.88	0d	1	1.24mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	1.25mi
15414 Corkhill Rd Maple Heights, OH	3.0	1.0	1508	$1,250	$0.83	9d	1	1.26mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	18d	1	1.32mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	22d	1	1.37mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	5d	1	1.50mi

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   price $154,900
3. 2026-05-08
   price $155,000
4. 2026-05-01
   price $159,900
5. 2026-04-27
   status Active
6. 2026-04-20
   status Pending
7. 2026-04-17
   listed $164,900 Active
8. 2022-08-31
   soldstatus $113,000
9. 2021-10-01
   historical
10. 2021-09-07
    price $124,777
11. 2021-08-23
    listed $125,777 Active
12. 2021-08-23
    historical
13. 2021-08-23
    status Pending
14. 2021-07-17
    historical Contingent
15. 2021-05-22
    listed $119,777 Active

ⓘ 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: $3,370 · $281/mo
• Projected year-2 tax: $3,370 · $281/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: $18,440
• − Mortgage interest: −$8,677
• − Property taxes: −$3,370
• − Insurance: −$774
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,506
• Taxable loss: −$1,838
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $1,116/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

+29.3% since first listed

15 events — show timeline

• 2026-05-13 Pending — MLSNOW
• 2026-05-08 Price Changed $154,900 MLSNOW
• 2026-05-08 Price Changed $155,000 MLSNOW
• 2026-05-01 Price Changed $159,900 MLSNOW
• 2026-04-27 Relisted — MLSNOW
• 2026-04-20 Pending — MLSNOW
• 2026-04-17 Listed $164,900 MLSNOW
• 2022-08-31 Sold (Public Records) $113,000 Public Records
• 2021-10-01 Listing Removed — MLSNOW
• 2021-09-07 Price Changed $124,777 MLSNOW
• 2021-08-23 Listing Removed — MLSNOW
• 2021-08-23 Listed $125,777 MLSNOW
• 2021-08-23 Pending — MLSNOW
• 2021-07-17 Contingent — MLSNOW
• 2021-05-22 Listed $119,777 MLSNOW

Property tax history

+7.2%/yr

Latest (2025): $3,370 · -19.0% YoY. Source: county tax records.