4912 E 85th St · Garfield Heights, OH 44125

$139,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 9 Days on market

Built 1921 4,599 sqft lot Est $139k · at est.

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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 +20.1/30.0
• ARV discount +7.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• 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

Nicely updated home currently used as a rental. Current month to month rental income is $1300 per month. Excellent portfolio builder or move in and enjoy. Newer luxury vinyl flooring, vinyl windows, newer driveway, and many updates throughout.

Key facts

• Tenant occupied
• Basement
• Forced air heating

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• DETACHED GARAGE
• BASEMENT
• FORCED AIR HEATING
• UPDATED EXTERIOR IMPROVEMENTS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Built per public records; Vinyl siding construction; Asphalt/Fiberglass roof
• Exterior features: Front porch

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Den with fireplace
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 $961 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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 $110k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1921 — 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: 1.07% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $138,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4868 E 88th St	0.13mi	3/1.5	1,232 (-1%)	2mo	$75,000	$61	88
4881 E 85th St	0.07mi	3/2.0	1,160 (-7%)	1mo	$152,000	$131	81
4863 E 93rd St	0.27mi	3/1.5	1,212 (-3%)	1mo	$136,000	$112	80
4845 E 90th St	0.23mi	3/1.5	1,182 (-5%)	4mo	$105,000	$89	75
4967 E 88th St	0.15mi	3/1.0	1,131 (-9%)	2mo	$80,000	$71	75
4768 Burleigh Rd	0.39mi	3/1.0	1,188 (-5%)	2mo	$132,000	$111	72
4847 E 94th St	0.33mi	3/1.5	1,173 (-6%)	2mo	$167,000	$142	71
4690 E 90th St	0.45mi	3/1.5	1,278 (+2%)	3mo	$105,000	$82	71
4839 E 94th St	0.34mi	3/1.0	1,131 (-9%)	0mo	$165,000	$146	68
4658 E 88th St	0.49mi	4/2.0 (+1)	1,144 (-8%)	3mo	$189,900	$166	52
4729 E 90th St	0.40mi	4/2.5 (+1)	1,387 (+11%)	4mo	$145,000	$105	49
10201 Grace Ave	0.74mi	3/1.0	1,087 (-13%)	4mo	$72,000	$66	41

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-8,782
• Equity at exit: $20,725

10-year hold

• IRR: 5.9%
• Equity multiple: 1.47×
• Total profit: $18,367
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$729
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $172

Break-even live

Break-even rent $1,276

Max offer price $139,000

Occupancy floor 84%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.03mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	24d	1	0.03mi
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.07mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.08mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	8d	1	0.12mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	2d	1	0.23mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	8d	1	0.28mi
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	16d	1	0.30mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	21d	1	0.33mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.36mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	24d	1	0.36mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.42mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	16d	1	0.43mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	0.46mi
4670 E 90th St Cleveland, OH	3.0	1.0	736	$1,515	$2.06	3d	1	0.47mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	24d	1	0.50mi
4657 Warner Rd Cleveland, OH	2.0	1.0	700	$850	$1.21	12d	1	0.54mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	0.57mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	24d	1	0.71mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	0.72mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	0.73mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	44d	1	0.79mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.84mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.84mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	24d	1	0.84mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.85mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	0.85mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.86mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	0.86mi
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	8d	1	0.90mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	15d	1	0.94mi
5032 E 110th St Cleveland, OH	2.0	1.0	748	$1,395	$1.86	12d	1	0.94mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	0.99mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	1.02mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	1.05mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.10mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	1.18mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	1.43mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	1.44mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.47mi

Listing history 25 events

1. 2026-06-05
   statusdays on market $139,000 Pending 9 DOM
2. 2026-06-03
   days on market $139,000 Active 8 DOM
3. 2026-06-02
   days on market $139,000 Active 7 DOM
4. 2026-06-01
   days on market $139,000 Active 6 DOM
5. 2026-05-31
   days on market $139,000 Active 5 DOM
6. 2026-05-25
   listed $139,000 Active
7. 2024-12-23
   soldstatus $110,000 Closed 243-char remark

   Show marketing remark (243 chars)

   Nicely updated home currently used as a rental. Current month to month rental income is $1300 per month. Excellent portfolio builder or move in and enjoy. Newer luxury vinyl flooring, vinyl windows, newer driveway, and many updates throughout.

8. 2024-12-23
   soldstatus $110,000

   Show marketing remark (243 chars)

   Nicely updated home currently used as a rental. Current month to month rental income is $1300 per month. Excellent portfolio builder or move in and enjoy. Newer luxury vinyl flooring, vinyl windows, newer driveway, and many updates throughout.

9. 2024-11-12
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Nicely updated home currently used as a rental. Current month to month rental income is $1300 per month. Excellent portfolio builder or move in and enjoy. Newer luxury vinyl flooring, vinyl windows, newer driveway, and many updates throughout.

10. 2024-10-23
    listed $119,900 Active 243-char remark

    Show marketing remark (243 chars)

    Nicely updated home currently used as a rental. Current month to month rental income is $1300 per month. Excellent portfolio builder or move in and enjoy. Newer luxury vinyl flooring, vinyl windows, newer driveway, and many updates throughout.

11. 2024-09-30
    historical
12. 2024-08-03
    status Active
13. 2024-07-31
    historical
14. 2024-05-17
    listed $125,000 Active
15. 2023-12-05
    historical
16. 2023-10-02
    status Active
17. 2023-09-30
    historical
18. 2023-08-14
    price $124,000
19. 2023-04-05
    listed $125,000 Active
20. 2021-05-07
    status Pending
21. 2021-05-04
    soldstatus $88,000
22. 2021-05-03
    soldstatus $88,000 Closed
23. 2021-03-15
    historical Contingent
24. 2021-03-10
    listed $85,000 Active
25. 2020-09-09
    soldstatus $31,000

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $2,654 · $221/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: $17,920
• − Mortgage interest: −$7,786
• − Property taxes: −$2,654
• − Insurance: −$695
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,044
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,091/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

+348.4% since first listed

20 events — show timeline

• 2026-05-25 Listed $139,000 MLSNOW
• 2024-12-23 Sold (Public Records) $110,000 Public Records
• 2024-12-23 Sold (MLS) $110,000 MLSNOW
• 2024-11-12 Pending — MLSNOW
• 2024-10-23 Listed $119,900 MLSNOW
• 2024-09-30 Listing Removed — MLSNOW
• 2024-08-03 Relisted — MLSNOW
• 2024-07-31 Listing Removed — MLSNOW
• 2024-05-17 Listed $125,000 MLSNOW
• 2023-12-05 Listing Removed — MLSNOW
• 2023-10-02 Relisted — MLSNOW
• 2023-09-30 Listing Removed — MLSNOW
• 2023-08-14 Price Changed $124,000 MLSNOW
• 2023-04-05 Listed $125,000 MLSNOW
• 2021-05-07 Pending — MLSNOW
• 2021-05-04 Sold (Public Records) $88,000 Public Records
• 2021-05-03 Sold (MLS) $88,000 MLSNOW
• 2021-03-15 Contingent — MLSNOW
• 2021-03-10 Listed $85,000 MLSNOW
• 2020-09-09 Sold (Public Records) $31,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,654 · -19.3% YoY. Source: county tax records.