9722 Robinson Ave · Garfield Heights, OH 44125

$120,000

2 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 85 Days on market

Built 1925 5,998 sqft lot Est $147k · 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.5/10.0
• 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

Priced to sell. Large home in need of updating, (missing copper). Features crown molding, dining room w/ built-ins, glass block windows, two car garage and spacious rooms.

Key facts

• Large dining room
• Natural light
• Gorgeous built-ins

Tags

• HARDWOOD FLOORS
• WELL APPOINTED FIREPLACE
• ADDITIONAL SITTING ROOM
• NATURAL LIGHT
• LARGE DINING ROOM
• GORGEOUS BUILT-INS

Property features AI

Exterior

• Parking: Detached garage with 2 car spaces
• Utilities: Public water; Public sewer; Forced air heating
• Home design: 2-story home; Vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built per public records; Vinyl siding construction; Asphalt/fiberglass roof; Below-grade finished area (basement) and above-grade finished area
• Exterior features: Public water; Public sewer; Lot about 0.14 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the second floor
• Flooring: Wood flooring in living and dining rooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Built-in features; Full finished and unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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: 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; 37 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 $830 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 85 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 35y 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 $9k; list at $120k implies a 1233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $146,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9435 Dorothy Ave	0.18mi	2/1.0	1,040 (-9%)	2mo	$123,000	$118	75
4839 E 94th St	0.40mi	3/1.0 (+1)	1,131 (-1%)	0mo	$165,000	$146	73
4847 E 94th St	0.42mi	3/1.5 (+1)	1,173 (+2%)	2mo	$167,000	$142	68
4863 E 93rd St	0.47mi	3/1.5 (+1)	1,212 (+6%)	1mo	$136,000	$112	61
5504 Carol Jean Blvd	0.55mi	3/1.5 (+1)	1,189 (+4%)	2mo	$180,000	$151	59
4881 E 85th St	0.64mi	3/2.0 (+1)	1,160 (+1%)	1mo	$152,000	$131	59
10721 Plymouth Ave	0.70mi	3/1.0 (+1)	1,100 (-4%)	0mo	$140,000	$127	55
4868 E 88th St	0.57mi	3/1.5 (+1)	1,232 (+7%)	2mo	$75,000	$61	53
4768 Burleigh Rd	0.75mi	3/1.0 (+1)	1,188 (+4%)	2mo	$132,000	$111	53
4915 E 111th St	0.64mi	3/1.0 (+1)	1,012 (-12%)	2mo	$143,000	$141	44
9609 Alexander Rd	0.57mi	3/1.5 (+1)	988 (-14%)	1mo	$126,000	$128	42
9717 Alexander Rd	0.57mi	3/2.0 (+1)	988 (-14%)	1mo	$125,000	$127	41

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,821
• Equity at exit: $17,892

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $20,258
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$629
• Tax from tax record: −$241 /mo · $2,886/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $173

Break-even live

Break-even rent $1,164

Max offer price $120,000

Occupancy floor 83%

Sensitivity live

Price	-10% $241	-5% $207	+0% $173	+5% $139	+10% $105
Rent	-10% $63	-5% $118	+0% $173	+5% $227	+10% $282
Rate	-1.0pp $233	-0.5pp $203	base $173	+0.5pp $142	+1.0pp $110

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	0.15mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	24d	1	0.30mi
4670 E 90th St Cleveland, OH	3.0	1.0	736	$1,515	$2.06	3d	1	0.31mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	22d	1	0.34mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.36mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	24d	1	0.36mi
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	16d	1	0.38mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	0.45mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	24d	1	0.47mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.49mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.50mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.57mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.61mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	0.64mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.64mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	0.66mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	24d	1	0.67mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.68mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.69mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.72mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	0.72mi
4657 Warner Rd Cleveland, OH	2.0	1.0	700	$850	$1.21	13d	1	0.74mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.74mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	0.76mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	13d	1	0.77mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	15d	1	0.77mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	2d	1	0.78mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	8d	1	0.79mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	0.80mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	0.81mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	0.89mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	0.91mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	5d	1	0.94mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	1.07mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	44d	1	1.38mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	1.46mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $120,000 Active 85 DOM
2. 2026-06-17
   days on market $120,000 Active 84 DOM
3. 2026-06-16
   days on market $120,000 Active 83 DOM
4. 2026-06-15
   days on market $120,000 Active 82 DOM
5. 2026-06-13
   days on market $120,000 Active 80 DOM
6. 2026-06-13
   days on market $120,000 Active 79 DOM
7. 2026-06-09
   days on market $120,000 Active 76 DOM
8. 2026-06-08
   days on market $120,000 Active 75 DOM
9. 2026-06-07
   days on market $120,000 Active 74 DOM
10. 2026-06-05
    days on market $120,000 Active 71 DOM
11. 2026-06-03
    days on market $120,000 Active 70 DOM
12. 2026-06-02
    days on market $120,000 Active 69 DOM
13. 2026-06-01
    days on market $120,000 Active 68 DOM
14. 2026-05-31
    days on market $120,000 Active 67 DOM
15. 2026-04-20
    status Active
16. 2026-03-25
    historical Contingent
17. 2026-03-24
    listed $120,000 Active
18. 2026-03-17
    historical
19. 2026-01-16
    historical Contingent
20. 2025-12-21
    status Active
21. 2025-12-11
    historical Contingent
22. 2025-10-17
    listed $120,000 Active
23. 2012-09-04
    soldstatus $9,000 171-char remark

    Show marketing remark (171 chars)

    Priced to sell. Large home in need of updating, (missing copper). Features crown molding, dining room w/ built-ins, glass block windows, two car garage and spacious rooms.

24. 2012-03-08
    listed $8,900 171-char remark

    Show marketing remark (171 chars)

    Priced to sell. Large home in need of updating, (missing copper). Features crown molding, dining room w/ built-ins, glass block windows, two car garage and spacious rooms.

25. 2004-11-08
    historical
26. 2004-03-08
    listed $94,000
27. 1999-04-23
    soldstatus $64,500
28. 1998-12-26
    listed $69,900
29. 1991-06-27
    soldstatus $51,000
30. 1991-06-27
    soldstatus $51,000
31. 1991-05-01
    listed $53,900

ⓘ 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: $2,886 · $241/mo
• Projected year-2 tax: $2,886 · $241/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: $16,595
• − Mortgage interest: −$6,722
• − Property taxes: −$2,886
• − Insurance: −$600
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,491
• Taxable income: $241
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,014/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

+122.6% since first listed

17 events — show timeline

• 2026-04-20 Relisted — MLSNOW
• 2026-03-25 Contingent — MLSNOW
• 2026-03-24 Listed $120,000 MLSNOW
• 2026-03-17 Listing Removed — MLSNOW
• 2026-01-16 Contingent — MLSNOW
• 2025-12-21 Relisted — MLSNOW
• 2025-12-11 Contingent — MLSNOW
• 2025-10-17 Listed $120,000 MLSNOW
• 2012-09-04 Sold (MLS) $9,000 MLSNOW
• 2012-03-08 Listed $8,900 MLSNOW
• 2004-11-08 Listing Removed — MLSNOW
• 2004-03-08 Listed $94,000 MLSNOW
• 1999-04-23 Sold (MLS) $64,500 MLSNOW
• 1998-12-26 Listed $69,900 MLSNOW
• 1991-06-27 Sold (Public Records) $51,000 Public Records
• 1991-06-27 Sold (MLS) $51,000 MLSNOW
• 1991-05-01 Listed $53,900 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $2,886 · -13.1% YoY. Source: county tax records.