13815 Cranwood Park Blvd · Garfield Heights, OH 44125

$105,000

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 24 Days on market

Built 1955 0.48 ac lot Est $84k · 25% 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 +17.2/30.0
• 1% rule +6.8/10.0
• DSCR +5.4/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath property is packed with potential and ready for your next project. Features include central air and a 2-car garage. Being sold as-is, this home is ideal for rehab and hold or flip. Some updates have already been completed, so this will not be a full renovation. Once improvements/repairs are completed, this property has strong income-producing potential. Add this one to your portfolio today! Short sale; Being sold as-is. Photos reflect the property prior to the seller’s ownership and may not represent current condition. Buyer to conduct their own due diligence regarding condition and potential use.

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $75 ($905/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (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; 13 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 $726 of loan paydown is wiped out by about $3k 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 24 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.18% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $84,036
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4840 E 135th St	0.36mi	2/1.0	912 (+2%)	11mo	$115,000	$126	71
4672 Hillside Ave	0.08mi	3/1.0 (+1)	980 (+10%)	10mo	$92,000	$94	67
4709 Hillside Ave	0.10mi	3/1.5 (+1)	980 (+10%)	7mo	$87,500	$89	66
4683 Beechgrove Ave	0.09mi	3/1.5 (+1)	980 (+10%)	20mo	$85,000	$87	56
4672 Beechgrove Ave	0.07mi	3/2.0 (+1)	980 (+10%)	24mo	$145,000	$148	52

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-9,794
• Equity at exit: $15,656

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $7,925
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$551
• Tax from tax record: −$311 /mo · $3,735/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $75

Break-even live

Break-even rent $1,146

Max offer price $105,000

Occupancy floor 89%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4639 E 131st St Garfield Heights, OH	1.0–2.0	1.0	545	$1,190	$2.18	4d	8	0.16mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	1.08mi
5200 Miller Ave Maple Heights, OH	3.0	1.0	800	$1,495	$1.87	3d	1	1.18mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	14d	1	1.33mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	12d	1	1.33mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	1.34mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	23d	1	1.37mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	1.38mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	23d	1	1.39mi
5141 Lee Rd Maple Heights, OH	1.0–2.0	1.0	775	$1,350	$1.74	16d	5	1.41mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	23d	1	1.44mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	23d	1	1.45mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	1.49mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $105,000 Pending 24 DOM
2. 2026-06-05
   pricestatusdays on market $105,000 Active 23 DOM
3. 2026-04-17
   status Pending
4. 2026-03-26
   listed $89,900 Active
5. 2024-12-02
   historical
6. 2024-10-25
   listed $134,900 Active
7. 2024-02-05
   historical
8. 2024-01-03
   status Active
9. 2023-12-19
   status Pending
10. 2023-11-27
    listed $139,900 Active
11. 2022-08-26
    soldstatus $131,000 Closed
12. 2022-07-19
    historical Contingent
13. 2022-07-15
    status Active
14. 2022-06-29
    historical Contingent
15. 2022-06-24
    listed $115,000 Active
16. 2021-10-13
    soldstatus $50,000
17. 2021-09-01
    soldstatus $20,000
18. 1971-09-01
    soldstatus $20,000

ⓘ 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: $3,735 · $311/mo
• Projected year-2 tax: $3,735 · $311/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 2/10 Low 6 d/yr ≥95°F today · 15 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: $14,901
• − Mortgage interest: −$5,882
• − Property taxes: −$3,735
• − Insurance: −$525
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,055
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,068/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

+349.5% since first listed

16 events — show timeline

• 2026-04-17 Pending — MLSNOW
• 2026-03-26 Listed $89,900 MLSNOW
• 2024-12-02 Listing Removed — MLSNOW
• 2024-10-25 Listed $134,900 MLSNOW
• 2024-02-05 Listing Removed — MLSNOW
• 2024-01-03 Relisted — MLSNOW
• 2023-12-19 Pending — MLSNOW
• 2023-11-27 Listed $139,900 MLSNOW
• 2022-08-26 Sold (MLS) $131,000 MLSNOW
• 2022-07-19 Contingent — MLSNOW
• 2022-07-15 Relisted — MLSNOW
• 2022-06-29 Contingent — MLSNOW
• 2022-06-24 Listed $115,000 MLSNOW
• 2021-10-13 Sold (Public Records) $50,000 Public Records
• 2021-09-01 Sold (Public Records) $20,000 Public Records
• 1971-09-01 Sold (Public Records) $20,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,735 · -19.7% YoY. Source: county tax records.