299 Inwood Blvd · Avon Lake, OH 44012

$222,000

4 bd · 1.5 ba · 995 sqft · SingleFamily public records · 42 Days on market

Built 1951 6,098 sqft lot Est $228k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +7.9/10.0
• Schools +7.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You need to check out this charming 4-bedroom Cape Cod, situated in the heart of Avon Lake. This inviting property features a covered front porch, a 2 car detached garage, and an amazing fenced-in backyard. Inside, the main floor boasts two bedrooms with beautiful hardwood floors one bedroom is currently being used as an office and laundry, the laundry can easily be put back in the kitchen area if someone wants to put it back there. The full Bath on the main floor with ceramic floors and in floor heating, a tiled shower with full shower doors, a bright spacious living room. The kitchen includes an eat in desk area and a pantry, dishwasher, stove, microwave and refrigerator all stay with home. Kitchen allows direct access to the beautiful backyard and garage. The second floor has two bedrooms with carpet and a half bathroom with vinyl flooring. Water Heater replaced in ( November 2022), Furnace replaced (November 2019) central air was serviced in 2022, This home is cozy and charming, with Comfort, Convenience of the Avon Lake community and all its amenities. Book your private showing today!

Key facts

• Move in ready
• Updated fixtures
• Hardwood floors

Tags

• MOVE IN READY
• NEW KITCHEN APPLIANCES
• UPDATED FIXTURES
• HARDWOOD FLOORS
• BRIGHT WELCOMING LAYOUT
• FULLY FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Recommended offer: $215k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.2% in Avon Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#52 in OH, #736 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F.
• Avon Lake City (suburban): math 78% / reading 80% proficiency, ranked #48 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1951 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $227,855
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Inwood Blvd	0.00mi	4/1.5	995 (0%)	1mo	$222,000	$223	99
306 Inwood Blvd	0.04mi	3/1.0 (-1)	995 (0%)	23mo	$210,000	$211	72
435 Avon Belden Rd	0.52mi	3/1.5 (-1)	936 (-6%)	9mo	$214,000	$229	53
126 Beachwood Ave	0.60mi	3/1.5 (-1)	1,144 (+15%)	14mo	$265,000	$232	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $23,048
• Equity at exit: $33,101

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $95,850
• Equity at exit: $19,195

Cash invested: $62,160 (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 44012

• Active inventory: 182
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,865 medium
• Mortgage (P&I): −$1,164
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $928

Break-even live

Break-even rent $1,690

Max offer price $222,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,054	-5% $991	+0% $928	+5% $865	+10% $802
Rent	-10% $702	-5% $815	+0% $928	+5% $1,041	+10% $1,154
Rate	-1.0pp $1,040	-0.5pp $984	base $928	+0.5pp $870	+1.0pp $812

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32414 Lake Rd Unit 1496053P Avon Lake, OH	4.0	3.0	850	$16,357	$19.24	22d	1	1.47mi

Listing history 27 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   price $222,000
3. 2026-04-07
   price $222,500
4. 2026-03-09
   listed $224,000 Active
5. 2026-02-09
   historical
6. 2026-01-16
   price $224,900
7. 2025-12-23
   listed $229,900 Active
8. 2024-10-22
   soldstatus $202,500 Closed 1120-char remark

   Show marketing remark (1120 chars)

   You need to check out this charming 4-bedroom Cape Cod, situated in the heart of Avon Lake. This inviting property features a covered front porch, a 2 car detached garage, and an amazing fenced-in backyard. Inside, the main floor boasts two bedrooms with beautiful hardwood floors one bedroom is currently being used as an office and laundry, the laundry can easily be put back in the kitchen area if someone wants to put it back there. The full Bath on the main floor with ceramic floors and in floor heating, a tiled shower with full shower doors, a bright spacious living room. The kitchen includes an eat in desk area and a pantry, dishwasher, stove, microwave and refrigerator all stay with home. Kitchen allows direct access to the beautiful backyard and garage. The second floor has two bedrooms with carpet and a half bathroom with vinyl flooring. Water Heater replaced in ( November 2022), Furnace replaced (November 2019) central air was serviced in 2022, This home is cozy and charming, with Comfort, Convenience of the Avon Lake community and all its amenities. Book your private showing today!

9. 2024-10-22
   soldstatus $202,500

   Show marketing remark (1120 chars)

   You need to check out this charming 4-bedroom Cape Cod, situated in the heart of Avon Lake. This inviting property features a covered front porch, a 2 car detached garage, and an amazing fenced-in backyard. Inside, the main floor boasts two bedrooms with beautiful hardwood floors one bedroom is currently being used as an office and laundry, the laundry can easily be put back in the kitchen area if someone wants to put it back there. The full Bath on the main floor with ceramic floors and in floor heating, a tiled shower with full shower doors, a bright spacious living room. The kitchen includes an eat in desk area and a pantry, dishwasher, stove, microwave and refrigerator all stay with home. Kitchen allows direct access to the beautiful backyard and garage. The second floor has two bedrooms with carpet and a half bathroom with vinyl flooring. Water Heater replaced in ( November 2022), Furnace replaced (November 2019) central air was serviced in 2022, This home is cozy and charming, with Comfort, Convenience of the Avon Lake community and all its amenities. Book your private showing today!

10. 2024-09-16
    status Pending 1120-char remark

    Show marketing remark (1120 chars)

    You need to check out this charming 4-bedroom Cape Cod, situated in the heart of Avon Lake. This inviting property features a covered front porch, a 2 car detached garage, and an amazing fenced-in backyard. Inside, the main floor boasts two bedrooms with beautiful hardwood floors one bedroom is currently being used as an office and laundry, the laundry can easily be put back in the kitchen area if someone wants to put it back there. The full Bath on the main floor with ceramic floors and in floor heating, a tiled shower with full shower doors, a bright spacious living room. The kitchen includes an eat in desk area and a pantry, dishwasher, stove, microwave and refrigerator all stay with home. Kitchen allows direct access to the beautiful backyard and garage. The second floor has two bedrooms with carpet and a half bathroom with vinyl flooring. Water Heater replaced in ( November 2022), Furnace replaced (November 2019) central air was serviced in 2022, This home is cozy and charming, with Comfort, Convenience of the Avon Lake community and all its amenities. Book your private showing today!

11. 2024-08-29
    listed $210,000 Active 1120-char remark

    Show marketing remark (1120 chars)

    You need to check out this charming 4-bedroom Cape Cod, situated in the heart of Avon Lake. This inviting property features a covered front porch, a 2 car detached garage, and an amazing fenced-in backyard. Inside, the main floor boasts two bedrooms with beautiful hardwood floors one bedroom is currently being used as an office and laundry, the laundry can easily be put back in the kitchen area if someone wants to put it back there. The full Bath on the main floor with ceramic floors and in floor heating, a tiled shower with full shower doors, a bright spacious living room. The kitchen includes an eat in desk area and a pantry, dishwasher, stove, microwave and refrigerator all stay with home. Kitchen allows direct access to the beautiful backyard and garage. The second floor has two bedrooms with carpet and a half bathroom with vinyl flooring. Water Heater replaced in ( November 2022), Furnace replaced (November 2019) central air was serviced in 2022, This home is cozy and charming, with Comfort, Convenience of the Avon Lake community and all its amenities. Book your private showing today!

12. 2014-06-27
    soldstatus $97,000
13. 2012-11-23
    historical
14. 2011-11-23
    listed $107,900
15. 2010-01-21
    historical
16. 2009-01-21
    listed $145,900
17. 2007-02-20
    soldstatus $122,500
18. 2007-02-19
    soldstatus $122,500
19. 2006-11-09
    listed $119,900
20. 2006-11-08
    historical
21. 2006-09-08
    listed $125,400
22. 2006-09-07
    historical
23. 2006-07-07
    listed $127,900
24. 1996-05-16
    soldstatus $90,000
25. 1996-05-16
    soldstatus $90,000
26. 1996-05-07
    historical
27. 1996-02-07
    listed $92,900

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$1,260/yr (+$105/mo · 133.7%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,378
• − Mortgage interest: −$12,435
• − Property taxes: −$943
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − Depreciation: −$6,458
• Taxable income: $7,931
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $9,232/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: Avon Lake City
• NCES district ID: 3904812
• Math proficiency: 78% ▼ -10.00%
• Reading proficiency: 80% ▼ -6.00%
• Median HH income: $79,608
• Composite: 69.66/100
• National rank: #296
• State rank: #48 of 656 in OH

Livability — Avon Lake

• Score: 84/100
• State rank: #52
• US rank: #736

Category grades

Amenities B- Commute F Cost of living B+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon Lake, OH
• County: Lorain County · 219,437 people
• City population: 25,752
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 25,752
• Household income: $115,567
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 290.0

Population outlook (Lorain County) Hauer SSP2

• Today (2025): 314,924 people
• By 2030: 317,546 · +0.8%
• By 2040: 317,962 · +1.0%
• By 2050: 312,872 · -0.7%
• By 2075: 301,806 · -4.2%
• By 2100: 278,271 · -11.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Lorain

• 2024 margin: Lean R (+5.7) · D 46.7% · R 52.4%
• 2008→2024 swing: -23.6pp toward R · 2008: 17.9pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+2.5 2016: R+0.3 2012: D+14.4 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.16%
• Current HPI: 207.1177
• Rent YoY: —
• 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

+139.0% since first listed

27 events — show timeline

• 2026-04-20 Pending — MLSNOW
• 2026-04-14 Price Changed $222,000 MLSNOW
• 2026-04-07 Price Changed $222,500 MLSNOW
• 2026-03-09 Listed $224,000 MLSNOW
• 2026-02-09 Listing Removed — MLSNOW
• 2026-01-16 Price Changed $224,900 MLSNOW
• 2025-12-23 Listed $229,900 MLSNOW
• 2024-10-22 Sold (Public Records) $202,500 Public Records
• 2024-10-22 Sold (MLS) $202,500 MLSNOW
• 2024-09-16 Pending — MLSNOW
• 2024-08-29 Listed $210,000 MLSNOW
• 2014-06-27 Sold (Public Records) $97,000 Public Records
• 2012-11-23 Listing Removed — MLSNOW
• 2011-11-23 Listed $107,900 MLSNOW
• 2010-01-21 Listing Removed — MLSNOW
• 2009-01-21 Listed $145,900 MLSNOW
• 2007-02-20 Sold (Public Records) $122,500 Public Records
• 2007-02-19 Sold (MLS) $122,500 MLSNOW
• 2006-11-09 Listed $119,900 MLSNOW
• 2006-11-08 Listing Removed — MLSNOW
• 2006-09-08 Listed $125,400 MLSNOW
• 2006-09-07 Listing Removed — MLSNOW
• 2006-07-07 Listed $127,900 MLSNOW
• 1996-05-16 Sold (Public Records) $90,000 Public Records
• 1996-05-16 Sold (MLS) $90,000 MLSNOW
• 1996-05-07 Listing Removed — MLSNOW
• 1996-02-07 Listed $92,900 MLSNOW

Property tax history

-6.5%/yr

Latest (2025): $943 · -66.9% YoY. Source: county tax records.