36602 Kinzel Rd · Avon, OH 44011

$295,000

5 bd · 1.0 ba · 2,370 sqft · SingleFamily public records · 25 Days on market

Built 1910 1.16 ac lot $124/sqft · 43% below area Est $514k · 43% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Schools +7.1/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Kinzel Homestead! Antique Lovers! Old Car Buffs!the Century Home With Twelve Rooms! 1.16 Acres With Scenic Wooded Rear Lot To Creek

Key facts

• Treed backyard
• Roomy kitchen
• Dining area

Tags

• OVER AN ACRE OF LAND
• BRIGHT SUNROOM
• ROOMY KITCHEN
• DINING AREA
• OFFICE ON THE MAIN FLOOR
• TREED BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Additional parking available via circular driveway
• Utilities: Public water
• Home design: Wood siding exterior; Property listed as fixer
• Construction: Asphalt roof; Wood siding construction; Concrete basement
• Exterior features: Circular driveway; Additional parking

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Main level: 1 bedroom; Second level: multiple bedrooms (several bedrooms located on the second level)
• Flooring: Wood flooring in sunroom and dining room; Linoleum flooring in eat-in kitchen
• Bathrooms: 1 full bathroom (also listed as main level bathroom)
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Loft on the second level; Sunroom with a fireplace; Family room; Office; Dining room; Eat-in kitchen (see floor plans for room dimensions); Basement with concrete finish; One fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.3% in Avon — 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 72/100 on livability (#356 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Avon Local (suburban): math 77% / reading 84% proficiency, ranked #37 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 129 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 35y 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 $142k; list at $295k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 1.04% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $514,065
• List price: $295,000
• Delta: -42.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37097 Hunters Trl	0.33mi	4/2.5 (-1)	2,324 (-2%)	6mo	$516,097	$222	65
3120 Center Rd	0.33mi	4/2.5 (-1)	2,256 (-5%)	13mo	$397,300	$176	55
35877 Wyndemere Way	0.69mi	4/2.5 (-1)	2,235 (-6%)	0mo	$500,000	$224	47
2235 Violet Ct	0.65mi	4/2.5 (-1)	2,280 (-4%)	9mo	$475,700	$209	45
2999 Mapleview Ln	0.28mi	4/3.5 (-1)	2,640 (+11%)	12mo	$515,000	$195	43
2233 Holly Ln	0.70mi	4/2.5 (-1)	2,560 (+8%)	16mo	$445,000	$174	30
2230 Holly Ln	0.71mi	4/2.5 (-1)	2,136 (-10%)	14mo	$468,500	$219	28
35909 Hanamar Dr	0.70mi	4/3.5 (-1)	2,476 (+4%)	23mo	$559,000	$226	26
36128 Haverford Pl	0.60mi	4/3.0 (-1)	2,085 (-12%)	21mo	$521,500	$250	21
36980 Julian St	0.71mi	4/3.0 (-1)	2,052 (-13%)	18mo	$333,000	$162	16

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-16,082
• Equity at exit: $43,985

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $26,757
• Equity at exit: $25,506

Cash invested: $82,600 (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 44011

• Active inventory: 129
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,054 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $499

Break-even live

Break-even rent $2,423

Max offer price $295,000

Occupancy floor 79%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2576 Covington Pl Avon, OH	4.0	2.5	2852	$3,400	$1.19	43d	1	1.30mi

Listing history 19 events

1. 2026-06-09
   status $295,000 Pending 25 DOM
2. 2026-06-08
   days on market $295,000 Active 25 DOM
3. 2026-06-07
   days on market $295,000 Active 24 DOM
4. 2026-06-05
   days on market $295,000 Active 21 DOM
5. 2026-06-03
   days on market $295,000 Active 20 DOM
6. 2026-06-02
   days on market $295,000 Active 19 DOM
7. 2026-06-01
   days on market $295,000 Active 18 DOM
8. 2026-05-31
   days on market $295,000 Active 17 DOM
9. 2026-05-13
   listed $295,000 Active 1307-char remark
10. 1996-07-30
    soldstatus $142,000 135-char remark

    Show marketing remark (135 chars)

    The Kinzel Homestead! Antique Lovers! Old Car Buffs!the Century Home With Twelve Rooms! 1.16 Acres With Scenic Wooded Rear Lot To Creek

11. 1996-07-30
    soldstatus $142,000

    Show marketing remark (135 chars)

    The Kinzel Homestead! Antique Lovers! Old Car Buffs!the Century Home With Twelve Rooms! 1.16 Acres With Scenic Wooded Rear Lot To Creek

12. 1996-04-19
    listed $149,900 135-char remark

    Show marketing remark (135 chars)

    The Kinzel Homestead! Antique Lovers! Old Car Buffs!the Century Home With Twelve Rooms! 1.16 Acres With Scenic Wooded Rear Lot To Creek

13. 1992-12-22
    soldstatus $109,000
14. 1992-12-16
    soldstatus $109,000

    Show marketing remark (165 chars)

    Lovely 1+acre Setting-12 Room Century Home-parlor W/ Gas Fp-9 Ft Kit Cab-new Furn-front Porch-bay Window In Lr 3 Car Garage-area Of Newer Homes-6/7 Bdrms-country Kit

15. 1992-11-23
    historical

    Show marketing remark (165 chars)

    Lovely 1+acre Setting-12 Room Century Home-parlor W/ Gas Fp-9 Ft Kit Cab-new Furn-front Porch-bay Window In Lr 3 Car Garage-area Of Newer Homes-6/7 Bdrms-country Kit

16. 1992-09-25
    listed $112,000

    Show marketing remark (165 chars)

    Lovely 1+acre Setting-12 Room Century Home-parlor W/ Gas Fp-9 Ft Kit Cab-new Furn-front Porch-bay Window In Lr 3 Car Garage-area Of Newer Homes-6/7 Bdrms-country Kit

17. 1991-06-02
    historical
18. 1991-04-01
    listed $123,900
19. 1987-03-26
    soldstatus $70,000

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $3,767 · $314/mo
• Expected delta: +$835/yr (+$70/mo · 28.5%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,651
• − Mortgage interest: −$16,525
• − Property taxes: −$2,933
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − Depreciation: −$8,582
• Taxable income: $1,272
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $5,677/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 Local
• NCES district ID: 3904811
• Math proficiency: 77% ▼ -10.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $84,034
• Composite: 71.3/100
• National rank: #230
• State rank: #37 of 656 in OH

Livability — Avon

• Score: 72/100
• State rank: #356
• US rank: #5751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, OH
• County: Lorain County · 219,437 people
• City population: 25,317
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 25,317
• Household income: $135,915
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 303.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 4% Black 4% Asian 3%
• Common ancestry: Romanian 7% Slovak 4% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Arabic 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: ▼ -134.55%
• Current HPI: 191.9412
• 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

+321.4% since first listed

12 events — show timeline

• 2026-06-09 Pending — MLSNOW
• 2026-05-13 Listed $295,000 MLSNOW
• 1996-07-30 Sold (Public Records) $142,000 Public Records
• 1996-07-30 Sold (MLS) $142,000 MLSNOW
• 1996-04-19 Listed $149,900 MLSNOW
• 1992-12-22 Sold (Public Records) $109,000 Public Records
• 1992-12-16 Sold (MLS) $109,000 MLSNOW
• 1992-11-23 Listing Removed — MLSNOW
• 1992-09-25 Listed $112,000 MLSNOW
• 1991-06-02 Listing Removed — MLSNOW
• 1991-04-01 Listed $123,900 MLSNOW
• 1987-03-26 Sold (Public Records) $70,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,933 · -4.8% YoY. Source: county tax records.