4703 E 86th St · Garfield Heights, OH 44125

$125,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 15 Days on market

Built 1927 5,998 sqft lot Est $145k · 14% 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 +21.3/30.0
• ARV discount +13.7/15.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• 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

2/3 Bedroom and 2 full baths in this very clean Western Ranch. This home is well insulated has Central Air and many upgrades in the past 7 years, including roof, furnace, A/C, Windows and more. .. Very private, fully fenced in backyard and Professionally Landscaped, as well. Water purification system, security system and clean air system. .. Lifetime transferable warranty on waterproofing. Call for your private viewing

Key facts

• Gas heater
• Front porch
• 5,998 sq ft lot

Tags

• PRIVATE FULLY FENCED BACKYARD
• LARGE RECREATIONAL SPACE
• GAS HEATER
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Asphalt/fiberglass roof; Aluminum and vinyl siding; Above-grade finished living area approximately 1,296
• Construction: Built (year from public records); Aluminum siding; Vinyl siding; Asphalt/Fiberglass roof
• Exterior features: Front porch; Privacy fence in back yard

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Finished basement; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (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: 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; 33 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 34y 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 $62k; list at $125k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.13% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4690 E 90th St	0.10mi	3/1.5 (+1)	1,278 (-1%)	3mo	$105,000	$82	84
4850 E 90th St	0.29mi	3/1.5 (+1)	1,284 (-1%)	4mo	$178,500	$139	74
4868 E 88th St	0.32mi	3/1.5 (+1)	1,232 (-5%)	2mo	$75,000	$61	69
4874 E 95th St	0.34mi	3/1.0 (+1)	1,352 (+4%)	4mo	$91,000	$67	68
4768 Burleigh Rd	0.32mi	3/1.0 (+1)	1,188 (-8%)	2mo	$132,000	$111	65
4863 E 93rd St	0.35mi	3/1.5 (+1)	1,212 (-6%)	1mo	$136,000	$112	65
4845 E 90th St	0.29mi	3/1.5 (+1)	1,182 (-9%)	4mo	$105,000	$89	62
4847 E 94th St	0.36mi	3/1.5 (+1)	1,173 (-10%)	2mo	$167,000	$142	59
4881 E 85th St	0.33mi	3/2.0 (+1)	1,160 (-10%)	1mo	$152,000	$131	58
4839 E 94th St	0.34mi	3/1.0 (+1)	1,131 (-13%)	0mo	$165,000	$146	57
4967 E 88th St	0.47mi	3/1.0 (+1)	1,131 (-13%)	2mo	$80,000	$71	50
4963 E 88th St	0.46mi	3/1.5 (+1)	1,152 (-11%)	4mo	$149,900	$130	50

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: $-5,996
• Equity at exit: $18,638

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $21,061
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$656
• Tax from tax record: −$227 /mo · $2,730/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $182

Break-even live

Break-even rent $1,184

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	16d	1	0.15mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	21d	1	0.24mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	0.25mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.34mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	24d	1	0.34mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	0.35mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	2d	1	0.36mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	24d	1	0.36mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.37mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.37mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.41mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	24d	1	0.44mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	7d	1	0.47mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	0.55mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.58mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	7d	1	0.60mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	24d	1	0.71mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	0.71mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.80mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.81mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.84mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	0.88mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.91mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.92mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	0.95mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	44d	1	0.95mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	1.06mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	1.09mi
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	7d	1	1.09mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	7d	1	1.13mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.17mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	1.28mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $125,000 Active 15 DOM
2. 2026-06-17
   days on market $125,000 Active 14 DOM
3. 2026-06-16
   days on market $125,000 Active 13 DOM
4. 2026-06-15
   days on market $125,000 Active 12 DOM
5. 2026-06-13
   days on market $125,000 Active 10 DOM
6. 2026-06-13
   days on market $125,000 Active 9 DOM
7. 2026-06-09
   days on market $125,000 Active 6 DOM
8. 2026-06-08
   days on market $125,000 Active 5 DOM
9. 2026-06-07
   days on market $125,000 Active 4 DOM
10. 2026-06-05
    remarks 564-char remark
11. 2026-06-05
    listed $125,000 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: $2,730 · $227/mo
• Projected year-2 tax: $2,730 · $227/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: $16,967
• − Mortgage interest: −$7,002
• − Property taxes: −$2,730
• − Insurance: −$625
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,636
• Taxable income: $259
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,121/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

+110.1% since first listed

11 events — show timeline

• 2026-06-03 Listed $125,000 MLSNOW
• 2019-11-22 Sold (MLS) $61,500 MLSNOW
• 2019-11-18 Pending — MLSNOW
• 2019-10-07 Contingent — MLSNOW
• 2019-09-28 Listed $58,000 MLSNOW
• 2016-10-12 Sold (Public Records) $45,000 Public Records
• 1999-08-05 Listing Removed — MLSNOW
• 1999-02-05 Listed $79,900 MLSNOW
• 1993-02-04 Sold (Public Records) $58,000 Public Records
• 1993-02-04 Sold (MLS) $58,000 MLSNOW
• 1992-12-02 Listed $59,500 MLSNOW

Property tax history

+5.5%/yr

Latest (2025): $2,730 · -19.7% YoY. Source: county tax records.