4350 Martin Luther King Blvd · Garfield Heights, OH 44105

$190,000

5 bd · 2.0 ba · 1,978 sqft · SingleFamily · 9 Days on market

Built 1919 Excellent condition 0.44 ac lot Est $208k · 9% 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 +20.7/30.0
• ARV discount +11.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely Renovated 5-Bedroom Home on Nearly Half an Acre! Welcome to this beautifully updated 5-bedroom, 2 full-bathroom home offering an impressive 2,641 sq ft of living space. From the moment you walk in, you’ll appreciate the quality upgrades, spacious layout, and private outdoor setting. The stunning new kitchen features luxury cabinetry, elegant quartz countertops, and brand-new high-end LVP flooring, creating the perfect space for cooking and entertaining. Both bathrooms have been fully renovated with stylish tile finishes and modern fixtures. Major mechanical and infrastructure updates provide peace of mind for years to come, including a new water heater, new electrical pa

Key facts

• Quartz countertops
• New kitchen
• Luxury cabinetry

Tags

• NEW KITCHEN
• LUXURY CABINETRY
• QUARTZ COUNTERTOPS
• HIGH-END LVP FLOORING
• FULLY RENOVATED BATHROOMS
• STYLISH TILE FINISHES

Property features AI

Exterior

• Parking: Detached garage (2 car)
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: 2-story home; Block foundation
• Construction: Wood siding; Shingle roof; Built (year per public records)
• Exterior features: Deck; Enclosed porch; Patio; Porch; Screened porch; Invisible fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Multiple bedrooms located on second and third levels
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement; Loft; Sunroom; Bonus room; Great room; Family room; Dining room; Living room; Fireplace (wood burning)
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

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 (+6.2%/yr); 2 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• At $1,986/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 1652% 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 $1k of loan paydown is wiped out by about $6k 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 + 6.2% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1919 — 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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $207,690
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4350 East Blvd	0.00mi	4/2.0 (-1)	1,978 (0%)	3mo	$70,000	$35	92
4424 Martin Luther King Jr Blvd	0.15mi	5/2.5	1,764 (-11%)	12mo	$185,000	$105	63

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 · 6.21% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-7,837
• Equity at exit: $28,330

10-year hold

• IRR: 9.2%
• Equity multiple: 1.81×
• Total profit: $43,310
• Equity at exit: $16,428

Cash invested: $53,200 (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 44105

• Rents YoY: 6.2%
• Active inventory: 2
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $256

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 82%

Sensitivity live

Price	-10% $387	-5% $322	+0% $256	+5% $190	+10% $125
Rent	-10% $99	-5% $177	+0% $256	+5% $334	+10% $413
Rate	-1.0pp $352	-0.5pp $304	base $256	+0.5pp $207	+1.0pp $157

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4309 E 142nd St Cleveland, OH	4.0	2.0	1311	$1,943	$1.48	2d	1	0.75mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	2d	1	1.32mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $190,000 Pending 9 DOM
2. 2026-06-09
   days on market $190,000 Active 8 DOM
3. 2026-06-08
   days on market $190,000 Active 7 DOM
4. 2026-06-07
   days on market $190,000 Active 6 DOM
5. 2026-06-05
   days on market $190,000 Active 3 DOM
6. 2026-06-03
   days on market $190,000 Active 2 DOM
7. 2026-06-01
   remarks 693-char remark
8. 2026-06-01
   listed $190,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥95°F today · 16 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: $23,833
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,527
• Taxable income: $49
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $3,059/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This completely renovated 5-bedroom home is move-in ready with high-end updates and a private outdoor setting.

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace LVP flooring in kitchen with hardwood — Improves durability and adds value
• Both Install smart home automation — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace LVP flooring in kitchen with hardwood — Improves durability and adds value ↑
• Both Install smart home automation — Enhances convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,115
• Household income: $40,906
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1652.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 21% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 6%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -83.63%
• Current HPI: 95.135
• Rent YoY: ▲ 6.21%
• 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

1 event — show timeline

• 2026-06-01 Listed $190,000 MLSNOW