8215 Crudele Dr · Garfield Heights, OH 44125

$269,900

6 bd · 3.0 ba · 2,508 sqft · MultiFamily public records · 6 Days on market

Built 1965 7,801 sqft lot Est $196k · 38% 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +6.4/10.0
• 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

Multi-family units

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

Listing remarks MLS

Great investment opportunity available in this partially occupied duplex! The large property has 2 units, each with 3 bedrooms and 1 bath, separate entrances and basements! Unit 8217 is tenant occupied, renting for $1050/month on a month to month lease. Unit 8215 is vacant and mostly rent ready! There are vinyl windows throughout and a detached 2-car garage for convenient off-street parking! Great high demand location close to parks, schools, public transit, easy highway access, shopping and more! Don't miss your chance at adding solid value to your portfolio - schedule a showing to see this one for yourself!

Key facts

• Thoughtfully updated
• Turnkey investment
• 7,801 sq ft lot

Tags

• SPACIOUS FUNCTIONAL LAYOUT
• TURNKEY INVESTMENT
• THOUGHTFULLY UPDATED
• EASY ACCESS TO AMENITIES
• PRIME CLEVELAND-AREA SUBURB

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive. Per door: $250/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 8.5% vs local median 6.8% in Garfield Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $3,089/mo this rent would consume 65% 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 $2k of loan paydown is wiped out by about $8k 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 $76k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 31y 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 $165k; list at $270k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $269,900

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 1965 — 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. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $195,624
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8230 Reed Ave	0.09mi	6/3.0	2,676 (+7%)	0mo	$245,000	$92	84
4904 Donovan Dr	0.09mi	6/2.0	2,262 (-10%)	2mo	$172,000	$76	74
4769 E 90th St	0.36mi	5/2.0 (-1)	2,416 (-4%)	6mo	$190,000	$79	63
8102 Grand Division Ave	0.46mi	6/3.0	2,560 (+2%)	19mo	$155,000	$61	60
4633 Warner Rd	0.42mi	6/2.0	2,268 (-10%)	2mo	$177,700	$78	58
8230 Crudele Dr	0.03mi	6/2.0	2,184 (-13%)	18mo	$190,000	$87	58
4899 E 96th St	0.56mi	5/2.0 (-1)	2,548 (+2%)	8mo	$198,000	$78	56
4818 E 86th St	0.20mi	6/2.0	2,240 (-11%)	16mo	$170,000	$76	55
4885 E 94th St	0.46mi	6/2.0	2,784 (+11%)	21mo	$171,500	$62	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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-6,128
• Equity at exit: $40,243

10-year hold

• IRR: 9.5%
• Equity multiple: 1.80×
• Total profit: $60,258
• Equity at exit: $23,336

Cash invested: $75,572 (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: 120
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,089 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$413 /mo · $4,954/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $500

Break-even live

Break-even rent $2,457

Max offer price $269,900

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$3,088
Total (2 units)			$3,089

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-02-13
   status Pending
2. 2026-02-06
   listed $269,900 Active
3. 2023-07-31
   soldstatus $165,000
4. 2023-07-28
   soldstatus $165,000 Closed 616-char remark

   Show marketing remark (616 chars)

   Great investment opportunity available in this partially occupied duplex! The large property has 2 units, each with 3 bedrooms and 1 bath, separate entrances and basements! Unit 8217 is tenant occupied, renting for $1050/month on a month to month lease. Unit 8215 is vacant and mostly rent ready! There are vinyl windows throughout and a detached 2-car garage for convenient off-street parking! Great high demand location close to parks, schools, public transit, easy highway access, shopping and more! Don't miss your chance at adding solid value to your portfolio - schedule a showing to see this one for yourself!

5. 2023-07-10
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Great investment opportunity available in this partially occupied duplex! The large property has 2 units, each with 3 bedrooms and 1 bath, separate entrances and basements! Unit 8217 is tenant occupied, renting for $1050/month on a month to month lease. Unit 8215 is vacant and mostly rent ready! There are vinyl windows throughout and a detached 2-car garage for convenient off-street parking! Great high demand location close to parks, schools, public transit, easy highway access, shopping and more! Don't miss your chance at adding solid value to your portfolio - schedule a showing to see this one for yourself!

6. 2023-06-29
   listed $180,000 Active 616-char remark

   Show marketing remark (616 chars)

   Great investment opportunity available in this partially occupied duplex! The large property has 2 units, each with 3 bedrooms and 1 bath, separate entrances and basements! Unit 8217 is tenant occupied, renting for $1050/month on a month to month lease. Unit 8215 is vacant and mostly rent ready! There are vinyl windows throughout and a detached 2-car garage for convenient off-street parking! Great high demand location close to parks, schools, public transit, easy highway access, shopping and more! Don't miss your chance at adding solid value to your portfolio - schedule a showing to see this one for yourself!

7. 2018-04-27
   soldstatus $63,000 Sold
8. 2018-04-27
   soldstatus $63,000
9. 2018-04-06
   status Pending
10. 2018-04-05
    listed $69,900 Active
11. 2018-03-19
    status Pending
12. 2018-03-19
    historical
13. 2018-03-13
    historical Contingent
14. 2018-01-12
    status Active
15. 2017-11-22
    status Pending
16. 2017-11-06
    listed $69,900 Active
17. 2000-06-09
    soldstatus $144,900
18. 2000-05-12
    historical
19. 2000-03-14
    listed $144,900
20. 1995-09-12
    soldstatus $111,000
21. 1995-09-11
    soldstatus $111,000
22. 1995-06-13
    listed $117,500
23. 1990-07-03
    soldstatus $95,000
24. 1978-03-01
    soldstatus $65,500

ⓘ 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: $4,954 · $413/mo
• Projected year-2 tax: $4,954 · $413/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: $37,068
• − Mortgage interest: −$15,119
• − Property taxes: −$4,954
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$7,852
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $5,548/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

+312.1% since first listed

24 events — show timeline

• 2026-02-13 Pending — MLSNOW
• 2026-02-06 Listed $269,900 MLSNOW
• 2023-07-31 Sold (Public Records) $165,000 Public Records
• 2023-07-28 Sold (MLS) $165,000 MLSNOW
• 2023-07-10 Pending — MLSNOW
• 2023-06-29 Listed $180,000 MLSNOW
• 2018-04-27 Sold (Public Records) $63,000 Public Records
• 2018-04-27 Sold (MLS) $63,000 MLSNOW
• 2018-04-06 Pending — MLSNOW
• 2018-04-05 Listed $69,900 MLSNOW
• 2018-03-19 Pending — MLSNOW
• 2018-03-19 Listing Removed — MLSNOW
• 2018-03-13 Contingent — MLSNOW
• 2018-01-12 Relisted — MLSNOW
• 2017-11-22 Pending — MLSNOW
• 2017-11-06 Listed $69,900 MLSNOW
• 2000-06-09 Sold (Public Records) $144,900 Public Records
• 2000-05-12 Listing Removed — MLSNOW
• 2000-03-14 Listed $144,900 MLSNOW
• 1995-09-12 Sold (MLS) $111,000 MLSNOW
• 1995-09-11 Sold (Public Records) $111,000 Public Records
• 1995-06-13 Listed $117,500 MLSNOW
• 1990-07-03 Sold (Public Records) $95,000 Public Records
• 1978-03-01 Sold (Public Records) $65,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,954 · -19.3% YoY. Source: county tax records.