10014 Sladden Ave · Garfield Heights, OH 44125

$179,900

5 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 30 Days on market

Built 1927 4,839 sqft lot Est $176k · at est.

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Why this score? — see what drove the B- 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +6.4/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* * Breaking news! This gem is back on the market, through no fault of seller and with even more improvements including a brand new driveway. This property is newly appraised at higher than list price and now has a clean POS, making it a turnkey, undervalued asset. Only serious offers will be considered. * * Attention Investors! Welcome to your next investment opportunity. This huge, well-maintained duplex boasts over 2200 square feet of living space across three levels, and offers easy additional income potential with the ability to convert the 3rd floor to an extra unit, further increasing your ROI. The property consists of two units: a two-bedroom unit on the first floor and a three-bedroom unit with a fully finished third floor, a clean and spacious basement, and a two-car garage. Located conveniently in Garfield Heights near amenities, the park and transportation. A significant amount of work has been invested in this property over the years, including two new furnaces, two newer water heaters, and updated electric panels - all of which has attracted great tenants. The property is currently occupied by responsible tenants who take good care of the space. Will transfer with a clean POS. All the big work has been done, allowing you to relax and enjoy a steady passive income flow. Rental income is below market rate, with room for increases.

Key facts

• 4,839 sq ft lot
• 2 garage spots
• Built 1927

Tags

• UPDATED KITCHEN CABINETRY
• EASY ACCESS TO MAJOR HIGHWAYS
• NEARBY OUTDOOR RECREATION

Property features AI

Finance

• Financial info: Owner pays sewer, taxes, trash collection and water; tenant pays electricity, gas, sewer and water
• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces north
• Construction: Vinyl siding; Asphalt shingle roof; Built according to public records
• Exterior features: Back yard; City lot; Balcony

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Basement with unfinished storage space; Total of 10 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive. Per door: $334/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 6.8% in Garfield Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 1 comparable units currently listed for rent nearby; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $2,530/mo this rent would consume 53% of the median local household income ($57k/yr) (locally 1738% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $175,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10012 Greenview Ave	0.18mi	4/2.0 (-1)	1,850 (+0%)	10mo	$115,000	$62	78
9817 Parkview Ave	0.12mi	4/2.0 (-1)	1,901 (+3%)	12mo	$143,000	$75	74
10118 Russell Ave	0.31mi	4/2.0 (-1)	1,914 (+4%)	4mo	$195,000	$102	71
4646 E 86th St	0.56mi	5/2.0	1,872 (+1%)	6mo	$180,000	$96	67
10403 Russell Ave	0.31mi	4/2.0 (-1)	1,946 (+5%)	7mo	$125,000	$64	66
4629 E 85th St	0.58mi	5/2.0	1,852 (+0%)	13mo	$139,000	$75	62
10007 Parkview Ave	0.10mi	4/2.0 (-1)	1,597 (-14%)	11mo	$146,500	$92	59
4666 E 86th St	0.56mi	4/2.0 (-1)	2,016 (+9%)	4mo	$195,000	$97	51
4933 E 106th St	0.52mi	4/2.0 (-1)	2,053 (+11%)	4mo	$185,000	$90	49
9309 Garfield Blvd	0.47mi	5/2.0	2,098 (+14%)	11mo	$200,000	$95	46
8312 Garfield Blvd	0.72mi	4/2.0 (-1)	1,716 (-7%)	8mo	$190,000	$111	43
4878 93rd St	0.62mi	6/2.0 (+1)	1,587 (-14%)	10mo	$220,000	$139	34

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $18,156
• Equity at exit: $26,824

10-year hold

• IRR: 19.7%
• Equity multiple: 2.80×
• Total profit: $90,831
• Equity at exit: $15,554

Cash invested: $50,372 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,530 high
• Mortgage (P&I): −$943
• Tax from tax record: −$312 /mo · $3,747/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $668

Break-even live

Break-even rent $1,684

Max offer price $179,900

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,530
Total (2 units)			$2,530

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	1d	1	0.82mi

Listing history 45 events

1. 2026-06-18
   days on market $179,900 Active 30 DOM
2. 2026-06-17
   days on market $179,900 Active 29 DOM
3. 2026-06-16
   days on market $179,900 Active 28 DOM
4. 2026-06-15
   days on market $179,900 Active 27 DOM
5. 2026-06-13
   days on market $179,900 Active 25 DOM
6. 2026-06-13
   days on market $179,900 Active 24 DOM
7. 2026-06-09
   days on market $179,900 Active 21 DOM
8. 2026-06-08
   days on market $179,900 Active 20 DOM
9. 2026-06-07
   days on market $179,900 Active 19 DOM
10. 2026-06-05
    days on market $179,900 Active 16 DOM
11. 2026-06-03
    days on market $179,900 Active 15 DOM
12. 2026-06-02
    days on market $179,900 Active 14 DOM
13. 2026-06-01
    days on market $179,900 Active 13 DOM
14. 2026-05-31
    days on market $179,900 Active 12 DOM
15. 2026-05-22
    historical $1,100
16. 2026-05-18
    listed $179,900 Active
17. 2026-05-14
    price $1,100
18. 2026-05-07
    price $1,140
19. 2026-04-09
    price $1,180
20. 2026-03-05
    listed $1,300
21. 2026-03-04
    historical $1,300
22. 2026-03-04
    listed $1,300
23. 2024-10-03
    soldstatus $164,000
24. 2024-09-30
    soldstatus $164,000 Closed 1366-char remark

    Show marketing remark (1366 chars)

    * * Breaking news! This gem is back on the market, through no fault of seller and with even more improvements including a brand new driveway. This property is newly appraised at higher than list price and now has a clean POS, making it a turnkey, undervalued asset. Only serious offers will be considered. * * Attention Investors! Welcome to your next investment opportunity. This huge, well-maintained duplex boasts over 2200 square feet of living space across three levels, and offers easy additional income potential with the ability to convert the 3rd floor to an extra unit, further increasing your ROI. The property consists of two units: a two-bedroom unit on the first floor and a three-bedroom unit with a fully finished third floor, a clean and spacious basement, and a two-car garage. Located conveniently in Garfield Heights near amenities, the park and transportation. A significant amount of work has been invested in this property over the years, including two new furnaces, two newer water heaters, and updated electric panels - all of which has attracted great tenants. The property is currently occupied by responsible tenants who take good care of the space. Will transfer with a clean POS. All the big work has been done, allowing you to relax and enjoy a steady passive income flow. Rental income is below market rate, with room for increases.

25. 2024-08-13
    status Pending 1366-char remark

    Show marketing remark (1366 chars)

    * * Breaking news! This gem is back on the market, through no fault of seller and with even more improvements including a brand new driveway. This property is newly appraised at higher than list price and now has a clean POS, making it a turnkey, undervalued asset. Only serious offers will be considered. * * Attention Investors! Welcome to your next investment opportunity. This huge, well-maintained duplex boasts over 2200 square feet of living space across three levels, and offers easy additional income potential with the ability to convert the 3rd floor to an extra unit, further increasing your ROI. The property consists of two units: a two-bedroom unit on the first floor and a three-bedroom unit with a fully finished third floor, a clean and spacious basement, and a two-car garage. Located conveniently in Garfield Heights near amenities, the park and transportation. A significant amount of work has been invested in this property over the years, including two new furnaces, two newer water heaters, and updated electric panels - all of which has attracted great tenants. The property is currently occupied by responsible tenants who take good care of the space. Will transfer with a clean POS. All the big work has been done, allowing you to relax and enjoy a steady passive income flow. Rental income is below market rate, with room for increases.

26. 2024-08-04
    status Active 1366-char remark

    Show marketing remark (1366 chars)

    * * Breaking news! This gem is back on the market, through no fault of seller and with even more improvements including a brand new driveway. This property is newly appraised at higher than list price and now has a clean POS, making it a turnkey, undervalued asset. Only serious offers will be considered. * * Attention Investors! Welcome to your next investment opportunity. This huge, well-maintained duplex boasts over 2200 square feet of living space across three levels, and offers easy additional income potential with the ability to convert the 3rd floor to an extra unit, further increasing your ROI. The property consists of two units: a two-bedroom unit on the first floor and a three-bedroom unit with a fully finished third floor, a clean and spacious basement, and a two-car garage. Located conveniently in Garfield Heights near amenities, the park and transportation. A significant amount of work has been invested in this property over the years, including two new furnaces, two newer water heaters, and updated electric panels - all of which has attracted great tenants. The property is currently occupied by responsible tenants who take good care of the space. Will transfer with a clean POS. All the big work has been done, allowing you to relax and enjoy a steady passive income flow. Rental income is below market rate, with room for increases.

27. 2024-07-02
    historical Contingent 1366-char remark

    Show marketing remark (1366 chars)

    * * Breaking news! This gem is back on the market, through no fault of seller and with even more improvements including a brand new driveway. This property is newly appraised at higher than list price and now has a clean POS, making it a turnkey, undervalued asset. Only serious offers will be considered. * * Attention Investors! Welcome to your next investment opportunity. This huge, well-maintained duplex boasts over 2200 square feet of living space across three levels, and offers easy additional income potential with the ability to convert the 3rd floor to an extra unit, further increasing your ROI. The property consists of two units: a two-bedroom unit on the first floor and a three-bedroom unit with a fully finished third floor, a clean and spacious basement, and a two-car garage. Located conveniently in Garfield Heights near amenities, the park and transportation. A significant amount of work has been invested in this property over the years, including two new furnaces, two newer water heaters, and updated electric panels - all of which has attracted great tenants. The property is currently occupied by responsible tenants who take good care of the space. Will transfer with a clean POS. All the big work has been done, allowing you to relax and enjoy a steady passive income flow. Rental income is below market rate, with room for increases.

28. 2024-06-28
    listed $170,000 Active 1366-char remark

    Show marketing remark (1366 chars)

    * * Breaking news! This gem is back on the market, through no fault of seller and with even more improvements including a brand new driveway. This property is newly appraised at higher than list price and now has a clean POS, making it a turnkey, undervalued asset. Only serious offers will be considered. * * Attention Investors! Welcome to your next investment opportunity. This huge, well-maintained duplex boasts over 2200 square feet of living space across three levels, and offers easy additional income potential with the ability to convert the 3rd floor to an extra unit, further increasing your ROI. The property consists of two units: a two-bedroom unit on the first floor and a three-bedroom unit with a fully finished third floor, a clean and spacious basement, and a two-car garage. Located conveniently in Garfield Heights near amenities, the park and transportation. A significant amount of work has been invested in this property over the years, including two new furnaces, two newer water heaters, and updated electric panels - all of which has attracted great tenants. The property is currently occupied by responsible tenants who take good care of the space. Will transfer with a clean POS. All the big work has been done, allowing you to relax and enjoy a steady passive income flow. Rental income is below market rate, with room for increases.

29. 2024-03-24
    historical $895
30. 2024-03-13
    listed $895
31. 2022-02-16
    price $810
32. 2021-09-27
    historical
33. 2021-07-07
    listed $115,000 Active
34. 2018-10-09
    soldstatus $73,000 Sold
35. 2018-10-09
    soldstatus $73,000
36. 2018-09-04
    status Pending
37. 2018-08-27
    historical Contingent
38. 2018-08-10
    listed $74,900 Active
39. 2008-01-09
    historical
40. 2007-07-09
    listed $124,900
41. 1998-12-29
    soldstatus $89,000
42. 1998-12-23
    soldstatus $89,000
43. 1998-12-13
    historical
44. 1998-06-13
    listed $95,900
45. 1986-03-19
    soldstatus $60,000

ⓘ 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: $3,747 · $312/mo
• Projected year-2 tax: $3,747 · $312/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: $30,360
• − Mortgage interest: −$10,077
• − Property taxes: −$3,747
• − Insurance: −$900
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$5,233
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $6,686/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

-98.2% since first listed

31 events — show timeline

• 2026-05-22 Rental Removed $1,100 BUILDIUM
• 2026-05-18 Listed $179,900 MLSNOW
• 2026-05-14 Price Changed $1,100 BUILDIUM
• 2026-05-07 Price Changed $1,140 BUILDIUM
• 2026-04-09 Price Changed $1,180 BUILDIUM
• 2026-03-05 Listed for Rent $1,300 BUILDIUM
• 2026-03-04 Rental Removed $1,300 TENANTTURNER2
• 2026-03-04 Listed for Rent $1,300 TENANTTURNER2
• 2024-10-03 Sold (Public Records) $164,000 Public Records
• 2024-09-30 Sold (MLS) $164,000 MLSNOW
• 2024-08-13 Pending — MLSNOW
• 2024-08-04 Relisted — MLSNOW
• 2024-07-02 Contingent — MLSNOW
• 2024-06-28 Listed $170,000 MLSNOW
• 2024-03-24 Rental Removed $895 APPFOLIO
• 2024-03-13 Listed for Rent $895 APPFOLIO
• 2022-02-16 Price Changed $810 RENT.
• 2021-09-27 Listing Removed — MLSNOW
• 2021-07-07 Listed $115,000 MLSNOW
• 2018-10-09 Sold (Public Records) $73,000 Public Records
• 2018-10-09 Sold (MLS) $73,000 MLSNOW
• 2018-09-04 Pending — MLSNOW
• 2018-08-27 Contingent — MLSNOW
• 2018-08-10 Listed $74,900 MLSNOW
• 2008-01-09 Listing Removed — MLSNOW
• 2007-07-09 Listed $124,900 MLSNOW
• 1998-12-29 Sold (MLS) $89,000 MLSNOW
• 1998-12-23 Sold (Public Records) $89,000 Public Records
• 1998-12-13 Listing Removed — MLSNOW
• 1998-06-13 Listed $95,900 MLSNOW
• 1986-03-19 Sold (Public Records) $60,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,747 · -20.0% YoY. Source: county tax records.