4333 River St · Willoughby, OH 44094

$225,000

4 bd · 1.5 ba · 1,395 sqft · SingleFamily public records · 44 Days on market

Built 1884 5,384 sqft lot $161/sqft · 22% below area Est $287k · 22% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This four-bedroom century home, built in 1884, is filled with timeless character and ready for the right buyer to restore it to its former glory. Brimming with original charm and unique history, this home offers a rare opportunity to bring the past back to life with your personal touch. Ideally located within walking distance to downtown Willoughby, the property sits along the Chagrin River and features an above-ground pool—perfect for enjoying the setting. A welcoming covered front porch greets you, leading into a spacious living room with a gas fireplace. Adding to its one-of-a-kind appeal, portions of the mantle are sourced from President Garfield’s home in Mentor. The main l

Key facts

• 5,384 sq ft lot
• Pool
• Built 1884

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Waterfront property; Asphalt/fiberglass roof; Vinyl siding
• Construction: Built (year per public records); Vinyl siding construction; Asphalt/fiberglass roof; Full basement (unfinished)
• Exterior features: Front porch (screened); Covered deck; Outdoor above-ground pool; Storage shed(s); Smoke detectors

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Multiple second-floor bedrooms (carpeted)
• Flooring: Carpet in several rooms; Laminate in dining area
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Full unfinished basement; Front screened porch (sunroom); Covered deck; Storage shed on property; One gas fireplace
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $221k (1.8% below list).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.8% in Willoughby — 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 75/100 on livability (#249 in OH, #3,972 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Willoughby-Eastlake City (suburban): math 42% / reading 58% proficiency, ranked #434 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.0%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $7k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $225k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1884 — 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 B-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: 0.98% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $287,312
• List price: $225,000
• Delta: -21.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4329 River St	0.01mi	3/1.5 (-1)	1,373 (-2%)	8mo	$140,000	$102	86
4587 Wood St	0.34mi	3/2.5 (-1)	1,398 (+0%)	3mo	$290,000	$207	72
4294 Campus Ln	0.15mi	3/3.0 (-1)	1,312 (-6%)	2mo	$510,000	$389	70
37646 Jordan Dr	0.50mi	3/1.5 (-1)	1,356 (-3%)	2mo	$213,000	$157	65
4615 Center St	0.40mi	3/2.5 (-1)	1,352 (-3%)	4mo	$295,000	$218	64
37510 Park Ave	0.59mi	3/2.0 (-1)	1,436 (+3%)	2mo	$270,000	$188	59
4278 Murray Ave	0.36mi	3/1.5 (-1)	1,216 (-13%)	3mo	$299,900	$247	54
4815 Waldamere Ave	0.67mi	4/2.0	1,352 (-3%)	11mo	$325,900	$241	52
4899 Oakdale Ave	0.72mi	3/2.0 (-1)	1,394 (-0%)	10mo	$321,500	$231	51
37948 Barnes Ct	0.41mi	3/2.0 (-1)	1,200 (-14%)	2mo	$163,900	$137	49
4138 Buckeye Ave	0.70mi	3/2.5 (-1)	1,461 (+5%)	2mo	$340,000	$233	49
4640 Highland Dr	0.59mi	3/2.0 (-1)	1,295 (-7%)	11mo	$265,000	$205	44

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-24,875
• Equity at exit: $33,548

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $3
• Equity at exit: $19,454

Cash invested: $63,000 (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 44094

• Rents YoY: 4.0%
• Active inventory: 187
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$326 /mo · $3,913/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $145

Break-even live

Break-even rent $2,025

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $273	-5% $209	+0% $145	+5% $82	+10% $18
Rent	-10% $-29	-5% $58	+0% $145	+5% $233	+10% $320
Rate	-1.0pp $259	-0.5pp $203	base $145	+0.5pp $87	+1.0pp $28

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7191 Mentor Ave Unit 415 Mentor, OH	3.0	1.0	960	$1,395	$1.45	2d	1	1.41mi
39441 Stillman Ln Willoughby, OH	3.0	2.0	1358	$3,300	$2.43	2d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 44 DOM
2. 2026-06-17
   days on market $225,000 Active 43 DOM
3. 2026-06-16
   days on market $225,000 Active 42 DOM
4. 2026-06-15
   days on market $225,000 Active 41 DOM
5. 2026-06-13
   days on market $225,000 Active 39 DOM
6. 2026-06-13
   days on market $225,000 Active 38 DOM
7. 2026-06-09
   days on market $225,000 Active 35 DOM
8. 2026-06-08
   days on market $225,000 Active 34 DOM
9. 2026-06-07
   days on market $225,000 Active 33 DOM
10. 2026-06-03
    days on market $225,000 Active 29 DOM
11. 2026-06-02
    days on market $225,000 Active 28 DOM
12. 2026-06-01
    days on market $225,000 Active 27 DOM
13. 2026-05-31
    days on market $225,000 Active 26 DOM
14. 2026-05-01
    listed $225,000 Active 1033-char remark
15. 1988-09-12
    soldstatus $62,000
16. 1988-09-12
    soldstatus $62,000

ⓘ 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: $3,913 · $326/mo
• Projected year-2 tax: $3,913 · $326/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,507
• − Mortgage interest: −$12,603
• − Property taxes: −$3,913
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$6,545
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $2,205/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: Willoughby-Eastlake City
• NCES district ID: 3904510
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $52,500
• Composite: 42.96/100
• National rank: #3110
• State rank: #434 of 656 in OH

Livability — Willoughby

• Score: 75/100
• State rank: #249
• US rank: #3972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willoughby, OH
• County: Lake County · 204,927 people
• City population: 36,873
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,873
• Household income: $78,772
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1381.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.28%
• Current HPI: 179.81
• Rent YoY: ▲ 4.01%
• 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

+262.9% since first listed

3 events — show timeline

• 2026-05-01 Listed $225,000 MLSNOW
• 1988-09-12 Sold (Public Records) $62,000 Public Records
• 1988-09-12 Sold (Public Records) $62,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,913 · -1.7% YoY. Source: county tax records.