159 Inwood Blvd · Avon Lake, OH 44012

$259,900

3 bd · 2.5 ba · 1,394 sqft · SingleFamily public records · 5 Days on market

Built 1942 5,662 sqft lot $186/sqft · at area comps Est $264k · 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
• 1% rule +8.8/10.0
• ARV discount +8.1/15.0
• 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

Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

Key facts

• 5,662 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Detached paved garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding and stone exterior; Metal roof
• Construction: Built (year per public records); Aluminum siding; Stone accents; Metal roof
• Exterior features: Partial fencing; Lot dimensions about 50 x 120 (0.13 acres)

Interior

• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full, finished (partially) basement; Finished below-grade living area (approximately 625)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 11.1% 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: 178 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 37% of the median local income ($116k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1942 — 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: 1.38% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $263,530
• List price: $259,900
• Delta: -1.38%
• 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
159 Inwood Blvd	0.00mi	3/2.5	1,394 (0%)	0mo	$293,500	$211	100
187 Inwood Blvd	0.11mi	4/2.0 (+1)	1,447 (+4%)	9mo	$245,000	$169	74
127 Inwood Blvd	0.12mi	3/1.0	1,390 (-0%)	17mo	$170,000	$122	73
158 Berkshire Rd	0.09mi	3/2.0	1,538 (+10%)	10mo	$290,000	$189	68
230 Fairfield Rd	0.32mi	3/1.5	1,404 (+1%)	16mo	$300,000	$214	66
166 Vinewood Dr	0.39mi	3/1.5	1,394 (0%)	16mo	$288,000	$207	64
147 Englewood Dr	0.54mi	3/1.0	1,295 (-7%)	3mo	$245,000	$189	55
126 Parkwood Ave	0.26mi	3/1.0	1,208 (-13%)	7mo	$232,300	$192	54
330 Inwood Blvd	0.65mi	4/1.0 (+1)	1,361 (-2%)	4mo	$164,000	$120	51
188 Moorewood Ave	0.37mi	3/2.0	1,188 (-15%)	8mo	$268,000	$226	49
148 Englewood Dr	0.51mi	3/1.0	1,204 (-14%)	4mo	$240,000	$199	44
326 Bellaire Rd	0.57mi	4/1.0 (+1)	1,568 (+12%)	11mo	$257,000	$164	33

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $24,471
• Equity at exit: $38,752

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $107,203
• Equity at exit: $22,471

Cash invested: $72,772 (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: 178
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,599 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$327 /mo · $3,925/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,045

Break-even live

Break-even rent $2,276

Max offer price $259,900

Occupancy floor 66%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Beachwood Ave Unit 1496069P Avon Lake, OH	3.0	1.5	1140	$6,089	$5.34	8d	1	0.22mi
165 Moorewood Ave Avon Lake, OH	3.0	2.0	1144	$1,745	$1.53	44d	1	0.30mi
181 Somerset Ln Avon Lake, OH	1.0–2.0	1.0–2.0	1042	$1,787	$1.71	2d	14	1.38mi

Listing history 26 events

1. 2026-05-12
   status Pending 1012-char remark
2. 2026-05-06
   listed $259,900 Active 1012-char remark
3. 2021-01-07
   soldstatus $220,000 Closed 784-char remark

   Show marketing remark (784 chars)

   Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

4. 2020-11-25
   status Pending 784-char remark

   Show marketing remark (784 chars)

   Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

5. 2020-11-07
   status Active 784-char remark

   Show marketing remark (784 chars)

   Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

6. 2020-11-07
   price $214,900 784-char remark

   Show marketing remark (784 chars)

   Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

7. 2020-10-29
   status Pending 784-char remark

   Show marketing remark (784 chars)

   Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

8. 2020-10-27
   listed $209,900 Active 784-char remark

   Show marketing remark (784 chars)

   Welcome to this beautiful 3 bedroom 2.5 bath colonial just a block from the lake in Avon Lake, and walkable to everything you love in Avon Lake including the swimming pool and parks, the library, and the lake! The home has been freshly painted throughout with updated flooring in all rooms! HVAC (2014), Pella replacement windows and front door. Awesome metal roof for peace of mind! Living room features a beautiful and cozy wood-burning fireplace, plus a bonus room behind the dining room that makes a great office or play room. First floor laundry and first floor full bath, as well as a 1/2 bath in finished basement. Basement has nature stone floors. Updated electrical panel, and sewer separation is also complete! Great home in a great location, with nothing to do but move in!

9. 2019-06-29
   historical

   Show marketing remark (361 chars)

   Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

10. 2019-06-28
    soldstatus $182,000 Closed

    Show marketing remark (361 chars)

    Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

11. 2019-06-28
    soldstatus $182,000

    Show marketing remark (361 chars)

    Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

12. 2019-06-13
    status Pending

    Show marketing remark (361 chars)

    Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

13. 2019-05-22
    status Pending

    Show marketing remark (361 chars)

    Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

14. 2019-05-16
    historical Contingent

    Show marketing remark (361 chars)

    Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

15. 2019-05-06
    listed $179,900 Active

    Show marketing remark (361 chars)

    Welcome to 159 Inwood Boulevard! This is a great opportunity to live close to the lake in Avon Lake. The home has been freshly painted throughout with new flooring in kitchen and new carpet upstairs. Newer HVAC (2014), Pella windows, metal roof and electrical means that there is nothing to do except move in and enjoy. All sewer work has been completed too!

16. 2018-10-05
    soldstatus $165,000
17. 2018-10-04
    soldstatus $165,000 Sold
18. 2018-09-24
    status Pending
19. 2018-09-09
    historical Contingent
20. 2018-08-28
    status Active
21. 2018-07-16
    historical
22. 2018-07-05
    listed $169,000 Active
23. 1998-01-27
    soldstatus $104,000
24. 1998-01-27
    soldstatus $104,000
25. 1998-01-03
    historical
26. 1997-07-03
    listed $108,000

ⓘ 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: $3,925 · $327/mo
• Projected year-2 tax: $3,990 · $332/mo
• Expected delta: +$65/yr (+$5/mo · 1.6%)

ⓘ 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: $43,184
• − Mortgage interest: −$14,558
• − Property taxes: −$3,925
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,455
• − Management: −$3,455
• − Depreciation: −$7,561
• Taxable income: $8,930
• Est. tax owed @ 24.0%: −$2,143
• After-tax cash flow: $10,392/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

+171.8% since first listed

27 events — show timeline

• 2026-06-12 Sold (MLS) $293,500 MLSNOW
• 2026-05-12 Pending — MLSNOW
• 2026-05-06 Listed $259,900 MLSNOW
• 2021-01-07 Sold (MLS) $220,000 MLSNOW
• 2020-11-25 Pending — MLSNOW
• 2020-11-07 Relisted — MLSNOW
• 2020-11-07 Price Changed $214,900 MLSNOW
• 2020-10-29 Pending — MLSNOW
• 2020-10-27 Listed $209,900 MLSNOW
• 2019-06-29 Listing Removed — MLSNOW
• 2019-06-28 Sold (Public Records) $182,000 Public Records
• 2019-06-28 Sold (MLS) $182,000 MLSNOW
• 2019-06-13 Pending — MLSNOW
• 2019-05-22 Pending — MLSNOW
• 2019-05-16 Contingent — MLSNOW
• 2019-05-06 Listed $179,900 MLSNOW
• 2018-10-05 Sold (Public Records) $165,000 Public Records
• 2018-10-04 Sold (MLS) $165,000 MLSNOW
• 2018-09-24 Pending — MLSNOW
• 2018-09-09 Contingent — MLSNOW
• 2018-08-28 Relisted — MLSNOW
• 2018-07-16 Listing Removed — MLSNOW
• 2018-07-05 Listed $169,000 MLSNOW
• 1998-01-27 Sold (Public Records) $104,000 Public Records
• 1998-01-27 Sold (MLS) $104,000 MLSNOW
• 1998-01-03 Listing Removed — MLSNOW
• 1997-07-03 Listed $108,000 MLSNOW

Property tax history

+5.6%/yr

Latest (2025): $3,925 · +7.0% YoY. Source: county tax records.