5010 Claremont Blvd · Garfield Heights, OH 44125

$169,900

4 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 6 Days on market

Built 1953 8,712 sqft lot Est $150k · 13% over

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Why this score? — see what drove the D- 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 +14.7/30.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to "Wow!", this 4 Bedroom home with a fenced-in yard and 2 car garage is on an oversized lot. Updated, clean and ready to move in. .. this house has 2 bedrooms on the 1st floor, 2 upstairs and a Owner's Suite Walk-n closet area to accommodate your large clothing and shoe collection! Between the finished basement and the upstairs area. .. there are multiple spaces to relax and chill~~. Updates include a brand new roof

Key facts

• French drains
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• MATURE TREES
• DETACHED GARAGE
• FRENCH DRAINS
• FINISHED UPSTAIRS LOFT

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway (paved)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Aluminum siding; Asphalt/fiberglass roof
• Construction: Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Private yard; Back yard; Corner lot; Few trees; Flat, level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Primary bedroom downstairs; Full, partially finished basement
• Laundry & utility: Washer; Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $43 ($521/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 $166k (2.3% below list).
• Recommended offer: $166k (2.3% below list) — sets the bar for 1% rule.

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: Elmwood Elementary School (math 8% / reading 22%, grade F, #1,382 of 1,584 statewide, top 88%, 323 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; 30 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 35% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,997 (2.3% below list)

Questions for the listing agent

1. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12328 Park Knoll Dr	0.12mi	3/1.0 (-1)	1,218 (+4%)	1mo	$114,100	$94	82
5213 E 119th St	0.37mi	3/1.0 (-1)	1,152 (-2%)	1mo	$135,000	$117	74
5069 Henry St	0.11mi	3/2.0 (-1)	1,275 (+9%)	2mo	$139,900	$110	69
12403 Park Knoll Dr	0.14mi	4/2.0	1,326 (+13%)	2mo	$200,000	$151	66
11303 Mccracken Rd	0.50mi	3/1.0 (-1)	1,260 (+8%)	0mo	$127,000	$101	58
10721 Plymouth Ave	0.72mi	3/1.0 (-1)	1,100 (-6%)	0mo	$140,000	$127	51
5365 E 131st St	0.57mi	3/1.0 (-1)	1,056 (-10%)	1mo	$135,000	$128	51
4754 Lawrence Ave	0.65mi	3/1.5 (-1)	1,248 (+7%)	1mo	$167,000	$134	51
13009 Willard Ave	0.74mi	3/2.0 (-1)	1,134 (-3%)	2mo	$156,500	$138	49
11011 Wallingford Ave	0.64mi	3/1.0 (-1)	1,308 (+12%)	1mo	$156,000	$119	45
4915 E 111th St	0.62mi	3/1.0 (-1)	1,012 (-14%)	2mo	$143,000	$141	42
13600 Royal Blvd	0.68mi	3/2.0 (-1)	1,036 (-12%)	2mo	$205,000	$198	39

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-21,625
• Equity at exit: $25,333

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,909
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$891
• Tax from tax record: −$306 /mo · $3,675/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $43

Break-even live

Break-even rent $1,605

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $91	+0% $43	+5% $-5	+10% $-53
Rent	-10% $-88	-5% $-22	+0% $43	+5% $109	+10% $175
Rate	-1.0pp $129	-0.5pp $87	base $43	+0.5pp $-1	+1.0pp $-45

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5164 E 128th St Cleveland, OH	4.0	1.0	1222	$1,495	$1.22	22d	1	0.23mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	9d	1	0.48mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	6d	1	0.49mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	18d	1	0.50mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	9d	1	0.54mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	25d	1	0.54mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	3d	1	0.71mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	19d	1	0.78mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	19d	1	0.78mi
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	18d	1	0.85mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	25d	1	0.95mi
12211 Woodward Blvd Cleveland, OH	4.0	2.0	1236	$1,500	$1.21	12d	1	0.98mi
13776 Shady Oak Blvd Cleveland, OH	4.0	1.0	1170	$1,600	$1.37	16d	1	1.05mi
12918 Eastwood Blvd Cleveland, OH	4.0	1.0	1170	$1,295	$1.11	18d	1	1.07mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	9d	1	1.10mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	19d	1	1.11mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	21d	1	1.16mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	5d	1	1.17mi
14205 Corridon Ave Maple Heights, OH	4.0	1.5	1236	$1,650	$1.33	25d	1	1.22mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	45d	1	1.23mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	25d	1	1.26mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	22d	1	1.26mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	18d	1	1.27mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	18d	1	1.39mi
4309 E 142nd St Cleveland, OH	4.0	2.0	1311	$1,943	$1.48	3d	1	1.44mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	9d	1	1.45mi
5223 Paine Ave Maple Heights, OH	4.0	1.0	1344	$1,650	$1.23	3d	1	1.48mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	18d	1	1.49mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	18d	1	1.49mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	45d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   status $169,900 Pending 6 DOM
2. 2026-06-18
   days on market $169,900 Active 6 DOM
3. 2026-06-17
   days on market $169,900 Active 5 DOM
4. 2026-06-16
   days on market $169,900 Active 4 DOM
5. 2026-06-15
   days on market $169,900 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $169,900 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: $3,675 · $306/mo
• Projected year-2 tax: $3,675 · $306/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: $19,920
• − Mortgage interest: −$9,517
• − Property taxes: −$3,675
• − Insurance: −$850
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,943
• Taxable loss: −$2,251
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $1,061/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

+233.1% since first listed

23 events — show timeline

• 2026-06-12 Listed $169,900 MLSNOW
• 2024-07-31 Sold (MLS) $150,000 MLSNOW
• 2024-06-24 Contingent — MLSNOW
• 2024-06-06 Listed $154,900 MLSNOW
• 2020-09-08 Sold (Public Records) $108,000 Public Records
• 2020-09-03 Sold (MLS) $108,000 MLSNOW
• 2020-06-28 Pending — MLSNOW
• 2020-06-22 Listed $119,000 MLSNOW
• 2020-06-19 Coming Soon $119,000 MLSNOW
• 2020-03-26 Sold (Public Records) $45,000 Public Records
• 2020-03-26 Sold (MLS) $45,000 MLSNOW
• 2020-03-06 Pending — MLSNOW
• 2020-03-02 Relisted — MLSNOW
• 2020-02-28 Listing Removed — MLSNOW
• 2020-01-29 Price Changed $49,900 MLSNOW
• 2019-12-23 Price Changed $55,900 MLSNOW
• 2019-12-08 Price Changed $59,900 MLSNOW
• 2019-08-30 Listed $62,900 MLSNOW
• 2013-03-28 Sold (Public Records) $45,000 Public Records
• 2013-03-28 Sold (MLS) $45,000 MLSNOW
• 2012-09-18 Listed $49,500 MLSNOW
• 1981-04-22 Sold (Public Records) $51,000 Public Records
• 1981-04-22 Sold (Public Records) $51,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,675 · -17.9% YoY. Source: county tax records.