5279 Main Ave · North Ridgeville, OH 44039

$239,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 55 Days on market

Built 1950 6,098 sqft lot $207/sqft · 8% above area Est $223k · 8% over

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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 +14.9/30.0
• Schools +4.8/10.0
• DSCR +4.5/10.0
• ARV discount +4.0/15.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5279 Main Avenue is fully renovated and conveniently located near major highways - all you have to do is move in and enjoy this updated ranch home! Upon entering you are welcomed by a spacious living room, new luxury vinyl plank flooring, fresh paint, and updated fixtures. Heading into the kitchen you will find beautiful white cabinetry, plenty of cabinet and countertop space, and stainless steel appliances. The primary bedroom has an updated ensuite bathroom for your convenience and privacy. Continuing down the hall there are two more bedrooms, an additional full bathroom, and a laundry closet. Schedule your showing today!

Key facts

• Updated ranch home
• Updated kitchen
• White cabinetry

Tags

• UPDATED RANCH HOME
• BRIGHT SPACIOUS LIVING ROOM
• UPDATED KITCHEN
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• UPDATED ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $69 ($823/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 $208k (13.5% below list).
• Recommended offer: $208k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% in North Ridgeville — 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 74/100 on livability (#305 in OH, #4,924 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• North Ridgeville City (suburban): math 49% / reading 61% proficiency, ranked #339 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 206 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 35y ago; this cycle's ask has dropped $39k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $182k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,504 (13.5% 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 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.86% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $222,557
• List price: $239,900
• Delta: 7.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5339 Main Ave	0.06mi	3/2.0	1,012 (-13%)	7mo	$238,000	$235	66
5504 Pleasant Ave	0.22mi	3/1.0	1,070 (-8%)	15mo	$217,000	$203	65
5265 Lear Nagle Rd	0.09mi	3/1.5	1,300 (+12%)	14mo	$238,500	$183	62
5482 Pleasant St	0.21mi	3/1.5	1,292 (+11%)	10mo	$233,000	$180	61
5577 Main Ave	0.28mi	4/1.5 (+1)	1,296 (+12%)	1mo	$233,612	$180	60
5335 Wallace Blvd	0.56mi	3/2.0	1,176 (+1%)	16mo	$251,000	$213	54
5474 Pleasant Ave	0.20mi	4/1.5 (+1)	1,300 (+12%)	14mo	$211,000	$162	52
32155 Center Ridge Rd	0.73mi	3/1.5	1,132 (-2%)	11mo	$296,000	$261	50
5640 Wallace Blvd	0.69mi	3/2.0	1,132 (-2%)	12mo	$262,000	$231	49
6044 Main Ave	0.72mi	3/1.5	1,248 (+8%)	7mo	$166,500	$133	46
5758 Broad Blvd	0.46mi	4/1.5 (+1)	1,300 (+12%)	16mo	$210,000	$162	38
34703 Highland Dr	0.72mi	3/2.5	1,256 (+8%)	13mo	$316,000	$252	36

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-34,530
• Equity at exit: $35,770

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-24,536
• Equity at exit: $20,742

Cash invested: $67,172 (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 44039

• Active inventory: 206
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $69

Break-even live

Break-even rent $1,988

Max offer price $239,900

Occupancy floor 92%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5498 Broad Blvd North Ridgeville, OH	3.0	1.5	1300	$1,895	$1.46	44d	1	0.21mi
4710 Jaycox Rd Avon, OH	3.0	2.0	1476	$2,299	$1.56	2d	1	1.04mi
6610 Lear Nagle Rd #157 North Ridgeville, OH	3.0	2.0	1344	$1,549	$1.15	44d	1	1.39mi

Listing history 43 events

1. 2026-06-18
   days on market $239,900 Active 55 DOM
2. 2026-06-17
   days on market $239,900 Active 54 DOM
3. 2026-06-16
   days on market $239,900 Active 53 DOM
4. 2026-06-15
   days on market $239,900 Active 52 DOM
5. 2026-06-13
   pricedays on market $239,900 Active 50 DOM
6. 2026-06-09
   days on market $264,900 Active 46 DOM
7. 2026-06-08
   days on market $264,900 Active 45 DOM
8. 2026-06-07
   days on market $264,900 Active 44 DOM
9. 2026-06-05
   days on market $264,900 Active 41 DOM
10. 2026-06-03
    days on market $264,900 Active 40 DOM
11. 2026-06-02
    days on market $264,900 Active 39 DOM
12. 2026-06-01
    days on market $264,900 Active 38 DOM
13. 2026-05-31
    days on market $264,900 Active 37 DOM
14. 2026-04-24
    listed $279,000 Active 991-char remark
15. 2024-03-29
    soldstatus $182,000 Closed 631-char remark

    Show marketing remark (631 chars)

    5279 Main Avenue is fully renovated and conveniently located near major highways - all you have to do is move in and enjoy this updated ranch home! Upon entering you are welcomed by a spacious living room, new luxury vinyl plank flooring, fresh paint, and updated fixtures. Heading into the kitchen you will find beautiful white cabinetry, plenty of cabinet and countertop space, and stainless steel appliances. The primary bedroom has an updated ensuite bathroom for your convenience and privacy. Continuing down the hall there are two more bedrooms, an additional full bathroom, and a laundry closet. Schedule your showing today!

16. 2024-01-27
    status Pending 631-char remark

    Show marketing remark (631 chars)

    5279 Main Avenue is fully renovated and conveniently located near major highways - all you have to do is move in and enjoy this updated ranch home! Upon entering you are welcomed by a spacious living room, new luxury vinyl plank flooring, fresh paint, and updated fixtures. Heading into the kitchen you will find beautiful white cabinetry, plenty of cabinet and countertop space, and stainless steel appliances. The primary bedroom has an updated ensuite bathroom for your convenience and privacy. Continuing down the hall there are two more bedrooms, an additional full bathroom, and a laundry closet. Schedule your showing today!

17. 2024-01-19
    listed $189,900 Active 631-char remark

    Show marketing remark (631 chars)

    5279 Main Avenue is fully renovated and conveniently located near major highways - all you have to do is move in and enjoy this updated ranch home! Upon entering you are welcomed by a spacious living room, new luxury vinyl plank flooring, fresh paint, and updated fixtures. Heading into the kitchen you will find beautiful white cabinetry, plenty of cabinet and countertop space, and stainless steel appliances. The primary bedroom has an updated ensuite bathroom for your convenience and privacy. Continuing down the hall there are two more bedrooms, an additional full bathroom, and a laundry closet. Schedule your showing today!

18. 2023-11-30
    soldstatus $104,500
19. 2020-05-04
    historical

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

20. 2020-04-30
    soldstatus $20,000 Closed

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

21. 2020-04-23
    status Pending

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

22. 2020-03-21
    status Active

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

23. 2020-03-17
    historical

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

24. 2019-12-30
    price $39,900

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

25. 2019-11-12
    listed $44,900 Active

    Show marketing remark (252 chars)

    Great looking vinyl sided ranch with three dimensional shingle roof. Vinyl windows. One car detached garage with vinyl siding. Great opportunity to put in some sweat equity and come out with a great product and an excellent value. See this one today!!!

26. 2019-08-31
    historical
27. 2019-07-17
    listed $44,900 Active
28. 2019-06-30
    historical
29. 2019-06-30
    status Active
30. 2019-06-29
    historical
31. 2019-05-29
    price $45,900
32. 2019-03-27
    listed $49,900 Active
33. 2019-03-22
    status Pending
34. 2019-03-22
    historical
35. 2019-02-13
    price $53,800
36. 2019-01-11
    price $56,900
37. 2018-12-26
    listed $64,900 Active
38. 1993-10-08
    soldstatus $58,400
39. 1993-10-08
    soldstatus $58,400
40. 1993-06-05
    listed $59,900
41. 1992-06-07
    historical
42. 1991-12-07
    listed $59,900
43. 1990-02-09
    soldstatus $44,000

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $3,147 · $262/mo
• Expected delta: +$595/yr (+$50/mo · 23.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,900
• − Mortgage interest: −$13,438
• − Property taxes: −$2,552
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,979
• Taxable loss: −$3,253
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,603/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: North Ridgeville City
• NCES district ID: 3904453
• Math proficiency: 49% ▼ -21.00%
• Reading proficiency: 61% ▼ -11.00%
• Median HH income: $66,437
• Composite: 48.46/100
• National rank: #2130
• State rank: #339 of 656 in OH

Livability — North Ridgeville

• Score: 74/100
• State rank: #305
• US rank: #4924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Ridgeville, OH
• County: Lorain County · 219,437 people
• City population: 36,780
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,780
• Household income: $96,485
• Rent vs Own: 10.1% rent · 89.9% own
• Severe rent burden: 207.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -160.14%
• Current HPI: 210.6074
• 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

+445.2% since first listed

32 events — show timeline

• 2026-06-12 Price Changed $239,900 MLSNOW
• 2026-05-29 Price Changed $264,900 MLSNOW
• 2026-04-24 Listed $279,000 MLSNOW
• 2024-03-29 Sold (MLS) $182,000 MLSNOW
• 2024-01-27 Pending — MLSNOW
• 2024-01-19 Listed $189,900 MLSNOW
• 2023-11-30 Sold (Public Records) $104,500 Public Records
• 2020-05-04 Listing Removed — MLSNOW
• 2020-04-30 Sold (MLS) $20,000 MLSNOW
• 2020-04-23 Pending — MLSNOW
• 2020-03-21 Relisted — MLSNOW
• 2020-03-17 Listing Removed — MLSNOW
• 2019-12-30 Price Changed $39,900 MLSNOW
• 2019-11-12 Listed $44,900 MLSNOW
• 2019-08-31 Listing Removed — MLSNOW
• 2019-07-17 Listed $44,900 MLSNOW
• 2019-06-30 Listing Removed — MLSNOW
• 2019-06-30 Relisted — MLSNOW
• 2019-06-29 Listing Removed — MLSNOW
• 2019-05-29 Price Changed $45,900 MLSNOW
• 2019-03-27 Listed $49,900 MLSNOW
• 2019-03-22 Pending — MLSNOW
• 2019-03-22 Listing Removed — MLSNOW
• 2019-02-13 Price Changed $53,800 MLSNOW
• 2019-01-11 Price Changed $56,900 MLSNOW
• 2018-12-26 Listed $64,900 MLSNOW
• 1993-10-08 Sold (Public Records) $58,400 Public Records
• 1993-10-08 Sold (MLS) $58,400 MLSNOW
• 1993-06-05 Listed $59,900 MLSNOW
• 1992-06-07 Listing Removed — MLSNOW
• 1991-12-07 Listed $59,900 MLSNOW
• 1990-02-09 Sold (Public Records) $44,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,552 · -2.1% YoY. Source: county tax records.