4955 E 141st St · Garfield Heights, OH 44125

$129,900

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 193 Days on market

Built 1953 6,320 sqft lot Est $146k · 11% 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 +12.5/15.0
• 1% rule +7.1/10.0
• 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

Clean 3 Bdr Colonial/ Pergo Floors/Central Air/ Vert Blinds Walk Up Attic/ 100amp/Gas Fireplace/Screened Porch/Vinyl Siding Close To Rta/Immed Occ

Key facts

• New carpet
• Updated lighting
• Fresh interior paint

Tags

• UPDATED LIGHTING
• NEW CARPET
• FRESH INTERIOR PAINT
• NEW HARDWARE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water supply; Public sewer
• Home design: Two-story single-family home; Above-grade finished area reported (1,404)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Public water; Public sewer; Lot approximately 0.145 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the second floor (hardwood flooring)
• Flooring: Hardwood floors in bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Ceiling fans for cooling
• Interior features: Full basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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); 120 active listings in the ZIP; 40 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 33% 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 $898 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 193 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.21% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $146,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4955 E 141st St	0.00mi	3/1.0	1,404 (0%)	1mo	$122,000	$87	99
14112 Cranwood Park Blvd	0.48mi	3/2.0	1,424 (+1%)	8mo	$182,000	$128	64
4754 Lawrence Ave	0.38mi	3/1.5	1,248 (-11%)	1mo	$167,000	$134	61
13005 Oak St	0.65mi	3/1.0	1,440 (+3%)	7mo	$162,000	$113	60
13216 Forestdale Dr	0.44mi	3/1.0	1,230 (-12%)	6mo	$80,000	$65	54
15264 Broadway Ave	0.67mi	3/2.0	1,512 (+8%)	3mo	$86,000	$57	50
12403 Park Knoll Dr	0.70mi	4/2.0 (+1)	1,326 (-6%)	2mo	$200,000	$151	48
13417 Granger Rd	0.69mi	4/2.0 (+1)	1,331 (-5%)	3mo	$195,000	$147	48
5251 Forest Ave	0.56mi	4/1.5 (+1)	1,264 (-10%)	5mo	$73,289	$58	46
12328 Park Knoll Dr	0.72mi	3/1.0	1,218 (-13%)	1mo	$114,100	$94	43
12816 Mccracken Rd	0.61mi	3/1.0	1,198 (-15%)	7mo	$115,000	$96	41
5115 Stanley Ave	0.73mi	4/1.5 (+1)	1,296 (-8%)	9mo	$135,000	$104	38

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: $-5,209
• Equity at exit: $19,369

10-year hold

• IRR: 8.2%
• Equity multiple: 1.68×
• Total profit: $24,745
• Equity at exit: $11,231

Cash invested: $36,372 (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: 120
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$681
• Tax from tax record: −$301 /mo · $3,616/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $202

Break-even live

Break-even rent $1,312

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $275	-5% $238	+0% $202	+5% $165	+10% $128
Rent	-10% $78	-5% $140	+0% $202	+5% $264	+10% $325
Rate	-1.0pp $267	-0.5pp $235	base $202	+0.5pp $168	+1.0pp $134

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	4d	1	0.42mi
13629 Cranwood Park Blvd Cleveland, OH	3.0	1.0	1525	$1,500	$0.98	24d	1	0.54mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	17d	1	0.58mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	0.61mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	17d	1	0.65mi
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	21d	1	0.71mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	17d	1	0.75mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	22d	1	0.80mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	2d	1	0.92mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	15d	1	1.09mi
4309 E 142nd St Cleveland, OH	4.0	2.0	1311	$1,943	$1.48	2d	1	1.12mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	5d	1	1.14mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	24d	1	1.15mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	1.16mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	1.18mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	1.22mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	1.23mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	1.23mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	2d	1	1.25mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	1.28mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	17d	1	1.28mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	17d	1	1.29mi
17488 McCracken Rd Maple Heights, OH	3.0	1.0	1284	$1,699	$1.32	11d	1	1.30mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	1.31mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	24d	1	1.34mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	11d	1	1.36mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	11d	1	1.36mi
5107 Philip Ave Maple Heights, OH	3.0	1.0	1188	$1,800	$1.52	8d	1	1.36mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	18d	1	1.38mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	44d	1	1.38mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	1.39mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	1.39mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	17d	1	1.40mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	1.40mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	1.40mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	18d	1	1.41mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	1.48mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	1.49mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	17d	1	1.49mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	21d	1	1.49mi

Listing history 19 events

1. 2026-05-19
   status Pending
2. 2026-03-30
   historical Contingent
3. 2026-03-19
   price $129,900
4. 2026-02-26
   price $134,900
5. 2026-02-12
   price $139,900
6. 2026-01-31
   price $144,900
7. 2026-01-08
   price $149,900
8. 2025-12-12
   price $154,900
9. 2025-11-14
   status Active
10. 2025-11-14
    price $159,900
11. 2025-11-06
    historical
12. 2025-10-31
    listed $169,900 Active
13. 2025-08-29
    soldstatus $80,000
14. 2003-03-25
    soldstatus $74,900 146-char remark

    Show marketing remark (146 chars)

    Clean 3 Bdr Colonial/ Pergo Floors/Central Air/ Vert Blinds Walk Up Attic/ 100amp/Gas Fireplace/Screened Porch/Vinyl Siding Close To Rta/Immed Occ

15. 2002-09-11
    listed $74,900 146-char remark

    Show marketing remark (146 chars)

    Clean 3 Bdr Colonial/ Pergo Floors/Central Air/ Vert Blinds Walk Up Attic/ 100amp/Gas Fireplace/Screened Porch/Vinyl Siding Close To Rta/Immed Occ

16. 1994-08-20
    soldstatus $51,900 164-char remark

    Show marketing remark (164 chars)

    Call Owner-agents At 271-6538 Or 587-4320 For Box Combo Very Nice as Is House. Will Sell As Is For 49,900 Or Will Renovate As Necessary Fpr 52900. Call For Details.

17. 1994-07-19
    soldstatus $52,000
18. 1993-10-17
    listed $52,900 164-char remark

    Show marketing remark (164 chars)

    Call Owner-agents At 271-6538 Or 587-4320 For Box Combo Very Nice as Is House. Will Sell As Is For 49,900 Or Will Renovate As Necessary Fpr 52900. Call For Details.

19. 1976-03-01
    soldstatus $20,500

ⓘ 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: $3,616 · $301/mo
• Projected year-2 tax: $3,616 · $301/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,810
• − Mortgage interest: −$7,276
• − Property taxes: −$3,616
• − Insurance: −$650
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$3,779
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,304/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

+533.7% since first listed

19 events — show timeline

• 2026-05-19 Pending — MLSNOW
• 2026-03-30 Contingent — MLSNOW
• 2026-03-19 Price Changed $129,900 MLSNOW
• 2026-02-26 Price Changed $134,900 MLSNOW
• 2026-02-12 Price Changed $139,900 MLSNOW
• 2026-01-31 Price Changed $144,900 MLSNOW
• 2026-01-08 Price Changed $149,900 MLSNOW
• 2025-12-12 Price Changed $154,900 MLSNOW
• 2025-11-14 Relisted — MLSNOW
• 2025-11-14 Price Changed $159,900 MLSNOW
• 2025-11-06 Listing Removed — MLSNOW
• 2025-10-31 Listed $169,900 MLSNOW
• 2025-08-29 Sold (Public Records) $80,000 Public Records
• 2003-03-25 Sold (MLS) $74,900 MLSNOW
• 2002-09-11 Listed $74,900 MLSNOW
• 1994-08-20 Sold (MLS) $51,900 MLSNOW
• 1994-07-19 Sold (Public Records) $52,000 Public Records
• 1993-10-17 Listed $52,900 MLSNOW
• 1976-03-01 Sold (Public Records) $20,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,616 · +22.9% YoY. Source: county tax records.