4928 E 84th St · Garfield Heights, OH 44125

$135,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 1 Days on market

Built 1925 3,920 sqft lot Est $151k · 11% 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 +24.6/30.0
• ARV discount +12.4/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• 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

Beautifully remodeled three bedroom colonial!!! Cozy front porch!!! New kitchen!!! New bathroom!!! New flooring!!! New lighting!!! New furnace!!! New hot water tank!!! Rear yard is fenced!!! Violation free!!! Home warranty!!! Easy to see!!!

Key facts

• Renovated
• New garage roof
• New vinyl windows

Tags

• RENOVATED
• NEW VINYL WINDOWS
• NEW MAIN ROOF
• NEW GARAGE ROOF
• NEW VINYL FLOORING
• UPDATED KITCHEN

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

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

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.8% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% 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 $933 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1925 — 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: 1.12% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $151,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4874 E 95th St	0.43mi	3/1.0	1,352 (0%)	4mo	$91,000	$67	76
4850 E 90th St	0.26mi	3/1.5	1,284 (-5%)	4mo	$178,500	$139	74
4868 E 88th St	0.19mi	3/1.5	1,232 (-9%)	2mo	$75,000	$61	73
4881 E 85th St	0.12mi	3/2.0	1,160 (-14%)	1mo	$152,000	$131	66
4863 E 93rd St	0.33mi	3/1.5	1,212 (-10%)	1mo	$136,000	$112	64
4690 E 90th St	0.50mi	3/1.5	1,278 (-6%)	3mo	$105,000	$82	63
4963 E 88th St	0.19mi	3/1.5	1,152 (-15%)	4mo	$149,900	$130	61
4729 E 90th St	0.45mi	4/2.5 (+1)	1,387 (+3%)	4mo	$145,000	$105	61
4845 E 90th St	0.29mi	3/1.5	1,182 (-13%)	4mo	$105,000	$89	60
4768 Burleigh Rd	0.38mi	3/1.0	1,188 (-12%)	2mo	$132,000	$111	60
4847 E 94th St	0.39mi	3/1.5	1,173 (-13%)	2mo	$167,000	$142	56
4658 Burleigh Rd	0.52mi	3/2.0	1,200 (-11%)	5mo	$205,000	$171	49

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,257
• Equity at exit: $20,129

10-year hold

• IRR: 10.6%
• Equity multiple: 1.89×
• Total profit: $33,770
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$708
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $280

Break-even live

Break-even rent $1,159

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4928 E 84th St Cleveland, OH	3.0	1.0	1352	$1,395	$1.03	12d	1	0.02mi
4960 E 84th St Cleveland, OH	3.0	1.5	1352	$1,495	$1.11	7d	1	0.04mi
4916 E 85th St Cleveland, OH	3.0	1.0	1248	$1,700	$1.36	16d	1	0.07mi
4913 E 85th St Unit down Garfield Heights, OH	2.0	1.0	1008	$950	$0.94	23d	1	0.09mi
4935 E 86th St Cleveland, OH	3.0	1.0	1242	$1,300	$1.05	16d	1	0.14mi
4852 E 81st St Cleveland, OH	3.0	1.0	1104	$1,850	$1.68	1d	1	0.23mi
5052 E 88th St Cleveland, OH	3.0	1.0	1221	$1,400	$1.15	7d	1	0.25mi
4772 E 90th St Unit Down Garfield Heights, OH	2.0	1.0	1004	$950	$0.95	16d	1	0.38mi
9309 Garfield Blvd Cleveland, OH	2.0	1.0	1056	$1,400	$1.33	21d	1	0.42mi
9334 McCracken Blvd Cleveland, OH	4.0	1.0	1150	$1,595	$1.39	16d	1	0.42mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	20d	1	0.44mi
4874 E 95th St Cleveland, OH	3.0	1.5	1352	$1,774	$1.31	23d	1	0.44mi
9516 Alexander Rd Cleveland, OH	3.0	1.0	1500	$2,000	$1.33	19d	1	0.45mi
4685 Horton Rd Cleveland, OH	3.0	1.0	1174	$1,400	$1.19	16d	1	0.50mi
4859 E 97th St Cleveland, OH	2.0	1.0	1000	$1,150	$1.15	23d	1	0.58mi
4633 Warner Rd Unit 2 Garfield Heights, OH	3.0	1.0	1120	$1,500	$1.34	3d	1	0.61mi
7133 Bletch Ct Cleveland, OH	3.0	1.5	1471	$2,000	$1.36	43d	1	0.73mi
10308 Homeworth Ave Unit Down Garfield Heights, OH	2.0	1.0	892	$950	$1.07	23d	1	0.77mi
10401 Homeworth Ave Unit Up Unit Garfield Heights, OH	2.0	1.0	1206	$1,095	$0.91	20d	1	0.79mi
10010 Parkview Ave Garfield Heights, OH	3.0	1.0	877	$1,500	$1.71	17d	1	0.81mi
5014 E 71st St Cleveland, OH	2.0	1.0	900	$1,200	$1.33	7d	1	0.83mi
10715 Wadsworth Ave Cleveland, OH	2.0	1.0	960	$800	$0.83	23d	1	0.90mi
4930 E 108th St Unit Down Garfield Heights, OH	2.0	1.0	1067	$925	$0.87	16d	1	0.90mi
10721 Plymouth Ave Cleveland, OH	3.0	1.0	1300	$2,000	$1.54	1d	1	0.90mi
10717 Park Heights Ave Unit 3 Garfield Heights, OH	2.0	1.0	900	$750	$0.83	23d	1	0.90mi
10725 Vernon Ave Cleveland, OH	2.0	1.0	1092	$975	$0.89	17d	1	0.90mi
10722 Edgepark Dr Garfield Heights, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.91mi
10720 Edgepark Dr Cleveland, OH	3.0	1.0	1296	$1,449	$1.12	17d	1	0.92mi
11006 McCracken Rd Cleveland, OH	2.0	1.0	887	$1,350	$1.52	23d	1	1.03mi
11107 Park Heights Ave Cleveland, OH	4.0	2.0	1640	$2,000	$1.22	1d	1	1.05mi
11110 Vernon Ave Cleveland, OH	3.0	1.0	1224	$1,395	$1.14	23d	1	1.07mi
11213 McCracken Rd Cleveland, OH	3.0	1.0	1200	$1,375	$1.15	7d	1	1.09mi
11303 McCracken Rd Cleveland, OH	3.0	1.0	1300	$1,650	$1.27	4d	1	1.14mi
5145 E 114th St Cleveland, OH	3.0	1.5	1174	$1,620	$1.38	7d	1	1.21mi
11512 Tonsing Dr Cleveland, OH	2.0	1.0	1104	$1,095	$0.99	16d	1	1.44mi
11512 Tonsing Dr Unit 2 UP Garfield Heights, OH	2.0	1.0	1145	$975	$0.85	23d	1	1.44mi
5581 Saxon Dr Cleveland, OH	3.0	2.0	1080	$1,595	$1.48	7d	1	1.45mi

Listing history 2 events

1. 2026-06-19
   remarks 399-char remark
2. 2026-06-19
   listed $135,000 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,814 · $151/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$146/yr (+$12/mo · 8.0%)

ⓘ 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: $18,154
• − Mortgage interest: −$7,562
• − Property taxes: −$1,814
• − Insurance: −$675
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,927
• Taxable income: $1,271
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,052/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

+132.8% since first listed

20 events — show timeline

• 2026-06-18 Listed $135,000 MLSNOW
• 2026-06-14 Rental Removed $1,395 SHOWMOJO
• 2026-06-08 Listed for Rent $1,395 SHOWMOJO
• 2026-06-04 Rental Removed $1,475 SHOWMOJO
• 2026-05-07 Price Changed $1,475 SHOWMOJO
• 2026-04-16 Price Changed $1,550 SHOWMOJO
• 2026-04-09 Price Changed $1,675 SHOWMOJO
• 2026-02-21 Listed for Rent $1,700 SHOWMOJO
• 2026-01-15 Sold (Public Records) $133,000 Public Records
• 2026-01-15 Sold (MLS) $133,000 MLSNOW
• 2025-12-11 Pending — MLSNOW
• 2025-11-11 Listed $125,000 MLSNOW
• 2008-12-17 Sold (MLS) $10,140 MLSNOW
• 2008-06-27 Listed $18,000 MLSNOW
• 2008-02-17 Listing Removed — MLSNOW
• 2007-08-17 Listed $70,000 MLSNOW
• 2002-05-21 Sold (Public Records) $84,500 Public Records
• 2002-05-21 Sold (MLS) $84,500 MLSNOW
• 2002-01-14 Listed $87,900 MLSNOW
• 2001-10-24 Sold (Public Records) $58,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,814 · +372.7% YoY. Source: county tax records.