13917 Wolf Ave · Garfield Heights, OH 44125

$150,000

2 bd · 1.0 ba · 1,283 sqft · SingleFamily public records · 55 Days on market

Built 1954 0.36 ac lot Est $168k · 11% under

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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 +14.4/30.0
• ARV discount +12.3/15.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet no-outlet street, this Garfield Heights home offers great potential with approximately 1,283 square feet of living space on an unusually large lot of about 15,500 square feet. Built in 1954, the property includes central air, a partially finished basement, and a layout that offers flexibility for a variety of buyers. Conveniently located near local amenities, shopping, dining, and major routes, this property is a great opportunity for an owner-occupant or investor alike. Bring your vision and make this home your own. This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers

Key facts

• Unusually large lot
• Flexible layout
• Central air

Tags

• QUIET NO-OUTLET STREET
• UNUSUALLY LARGE LOT
• CENTRAL AIR
• PARTIALLY FINISHED BASEMENT
• FLEXIBLE LAYOUT

Property features AI

Finance

• Financial info: $3,337 annual tax (2025)

Exterior

• Parking: Detached 2-car garage; Driveway access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1,283 sq. ft. above-grade finished living area (per assessor)
• Construction: Built (year per public records); Aluminum and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Lot recorded at about 0.36 acres; Public lot records for size

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $30 ($357/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.4% below list).
• Recommended offer: $146k (3.0% 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; 36 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 $1k 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 55 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $102k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $168,073
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5408 Roland Dr	0.17mi	3/1.0 (+1)	1,160 (-10%)	2mo	$142,000	$122	69
14413 Krems Ave	0.46mi	3/1.5 (+1)	1,314 (+2%)	3mo	$98,000	$75	65
5853 Monica Ln	0.58mi	3/1.5 (+1)	1,299 (+1%)	0mo	$169,900	$131	64
12913 Darlington Ave	0.43mi	3/2.0 (+1)	1,354 (+6%)	2mo	$209,900	$155	60
14619 Tokay Ave	0.56mi	3/1.0 (+1)	1,230 (-4%)	3mo	$148,500	$121	59
13616 Oakview Blvd	0.39mi	3/2.0 (+1)	1,414 (+10%)	0mo	$164	—	56
13513 York Blvd	0.48mi	3/1.5 (+1)	1,170 (-9%)	1mo	$185,900	$159	55
13009 Willard Ave	0.41mi	3/2.0 (+1)	1,134 (-12%)	2mo	$156,500	$138	50
13217 Havana Rd	0.73mi	3/1.0 (+1)	1,210 (-6%)	3mo	$132,000	$109	49
12701 York Blvd	0.69mi	3/2.0 (+1)	1,170 (-9%)	3mo	$139,900	$120	42
14214 Tabor Ave	0.57mi	3/2.0 (+1)	1,092 (-15%)	3mo	$166,000	$152	37
12416 Eastwood Blvd	0.70mi	3/2.0 (+1)	1,102 (-14%)	1mo	$175,000	$159	34

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-19,636
• Equity at exit: $22,365

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,851
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$787
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $30

Break-even live

Break-even rent $1,427

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5270 Beech Ave Maple Heights, OH	3.0	1.0	1401	$1,350	$0.96	16d	1	0.35mi
5283 E 133rd St Cleveland, OH	3.0	2.0	1176	$1,495	$1.27	16d	1	0.45mi
14519 Tokay Ave Maple Heights, OH	3.0	1.0	1230	$1,325	$1.08	44d	1	0.54mi
14100 Brunswick Ave Maple Heights, OH	3.0	1.0	1157	$1,475	$1.27	44d	1	0.63mi
12214 Shady Oak Blvd Cleveland, OH	3.0	1.0	900	$1,350	$1.50	24d	1	0.71mi
13319 McCracken Rd Cleveland, OH	3.0	1.0	1664	$2,000	$1.20	3d	1	0.71mi
14509 Rockside Rd Maple Heights, OH	3.0	2.0	1430	$2,300	$1.61	2d	1	0.77mi
12808 Havana Rd Cleveland, OH	3.0	1.0	1056	$1,350	$1.28	16d	1	0.88mi
5074 Miller Ave Maple Heights, OH	3.0	1.0	962	$1,400	$1.46	44d	1	0.91mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	24d	1	0.93mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	0.93mi
5973 Turney Rd Cleveland, OH	3.0	1.5	1159	$1,425	$1.23	24d	1	0.93mi
5069 Henry St Cleveland, OH	3.0	2.0	1575	$2,000	$1.27	21d	1	0.99mi
15913 Grant Ave Maple Heights, OH	3.0	1.5	1400	$1,390	$0.99	16d	1	1.04mi
16011 Maplewood Ave Maple Heights, OH	3.0	1.0	1070	$1,300	$1.21	44d	1	1.08mi
15312 Ramage Ave Maple Heights, OH	3.0	1.0	1060	$1,595	$1.50	44d	1	1.13mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	8d	1	1.14mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	8d	1	1.15mi
5627 Jefferson Ave Maple Heights, OH	3.0	1.0	1136	$1,250	$1.10	8d	1	1.16mi
16224 Maplewood Ct Maple Heights, OH	2.0	1.0	926	$1,550	$1.67	16d	1	1.18mi
5225 Theodore St Maple Heights, OH	3.0	1.0	1785	$1,450	$0.81	4d	1	1.19mi
16914 Maple Heights Blvd Maple Heights, OH	3.0	1.0	1212	$1,425	$1.18	11d	1	1.21mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.25mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	8d	1	1.29mi
5508 Grasmere Ave Maple Heights, OH	3.0	2.0	1834	$1,710	$0.93	44d	1	1.29mi
5554 Dalewood Ave Maple Heights, OH	3.0	1.0	1150	$1,500	$1.30	12d	1	1.30mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	20d	1	1.31mi
5461 Clement Ave Maple Heights, OH	3.0	1.5	1260	$1,350	$1.07	16d	1	1.31mi
17204 Mapleboro Ave Maple Heights, OH	3.0	1.0	1074	$1,475	$1.37	44d	1	1.31mi
17206 Mapleboro Ave Maple Heights, OH	3.0	1.0	1020	$1,325	$1.30	24d	1	1.32mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	24d	1	1.33mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	24d	1	1.37mi
13629 Cranwood Park Blvd Cleveland, OH	3.0	1.0	1525	$1,500	$0.98	24d	1	1.40mi
5120 Clement Ave Maple Heights, OH	3.0	1.0	1122	$1,450	$1.29	15d	1	1.40mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	24d	1	1.47mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	2d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 55 DOM
2. 2026-06-17
   days on market $150,000 Active 54 DOM
3. 2026-06-16
   days on market $150,000 Active 53 DOM
4. 2026-06-15
   days on market $150,000 Active 52 DOM
5. 2026-06-13
   days on market $150,000 Active 50 DOM
6. 2026-06-13
   days on market $150,000 Active 49 DOM
7. 2026-06-09
   days on market $150,000 Active 46 DOM
8. 2026-06-08
   days on market $150,000 Active 45 DOM
9. 2026-06-07
   days on market $150,000 Active 44 DOM
10. 2026-06-05
    days on market $150,000 Active 41 DOM
11. 2026-06-03
    days on market $150,000 Active 40 DOM
12. 2026-06-02
    days on market $150,000 Active 39 DOM
13. 2026-06-01
    days on market $150,000 Active 38 DOM
14. 2026-05-31
    days on market $150,000 Active 37 DOM
15. 2026-04-23
    listed $155,000 Active
16. 2021-09-15
    listed $139,000 Active
17. 2015-06-04
    historical
18. 2015-03-04
    listed $94,900 Active
19. 2007-12-21
    soldstatus $102,000
20. 2007-12-21
    soldstatus $102,000
21. 2007-11-02
    listed $109,900

ⓘ 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: $3,337 · $278/mo
• Projected year-2 tax: $3,337 · $278/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 ≥95°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: $17,574
• − Mortgage interest: −$8,402
• − Property taxes: −$3,337
• − Insurance: −$750
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,364
• Taxable loss: −$2,091
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $859/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

+41.0% since first listed

7 events — show timeline

• 2026-04-23 Listed $155,000 MLSNOW
• 2021-09-15 Listed $139,000 MLSNOW
• 2015-06-04 Listing Removed — MLSNOW
• 2015-03-04 Listed $94,900 MLSNOW
• 2007-12-21 Sold (Public Records) $102,000 Public Records
• 2007-12-21 Sold (MLS) $102,000 MLSNOW
• 2007-11-02 Listed $109,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $3,337 · -19.4% YoY. Source: county tax records.