820 Peach Blvd · Willoughby, OH 44094

$149,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 13 Days on market

Built 1945 3,118 sqft lot Est $171k · 12% 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 +20.1/30.0
• ARV discount +12.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• 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 MLS

Come see this gem mere steps from Lake Erie. This 2 bedroom, 1 bath Ranch style home is exactly what you are looking for. Close to freeways and a short distance to Osborne Park, you have the best of both worlds. A new hot water tank was installed as of 2019. In 2018, it had new wall/attic insulation put in, new gutters, the back half of the roof was replaced, and a new shed was built. Come check out this great home while you can because this home will not last long!

Key facts

• Newly paved driveway
• 3,118 sq ft lot
• Parking

Tags

• WALKING DISTANCE TO LAKE
• OPEN-CONCEPT LIVING ROOM
• BRAND-NEW VINYL FLOORING
• NEWLY PAVED DRIVEWAY
• PROXIMITY TO LOCAL ATTRACTIONS

Property features AI

Finance

• HOA & community: Community amenities include lake access, playground, and park

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass shingle roof; Built per public records
• Exterior features: Front yard; Back yard; Outdoor storage; Shed(s); Property has a view

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Granite counters; Eat-in kitchen; Pantry; Bar
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Fireplace heating; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Open floorplan; Pantry; Bar; Living room wood-burning fireplace (1)
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.8% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.
• Current owner paid $96k; list at $150k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1945 — 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 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?
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: 1.02% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $170,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Chestnut Blvd	0.31mi	1/1.0 (-1)	1,200 (+3%)	0mo	$177,500	$148	74
1040 Windermere Dr	0.32mi	3/2.0 (+1)	1,155 (-0%)	2mo	$155,000	$134	74
967 Windermere Dr	0.23mi	3/1.5 (+1)	1,196 (+3%)	8mo	$185,000	$155	71
700 Cherokee Trl	0.43mi	2/1.0	1,192 (+3%)	7mo	$159,000	$133	70
908 Peach Blvd	0.11mi	3/1.0 (+1)	1,024 (-12%)	2mo	$196,000	$191	69
1053 Eaglewood Dr	0.30mi	2/1.0	1,060 (-9%)	8mo	$116,000	$109	65
1068 Elmwood Dr	0.37mi	3/1.0 (+1)	1,104 (-5%)	7mo	$160,000	$145	64
1171 Garden Rd	0.54mi	3/1.5 (+1)	1,135 (-2%)	3mo	$185,000	$163	62
766 Cherokee Trl	0.41mi	3/1.5 (+1)	1,080 (-7%)	3mo	$100,000	$93	60
6399 Seminole Trl	0.57mi	3/1.0 (+1)	1,010 (-13%)	4mo	$135,000	$134	43
6284 Seneca Rd	0.56mi	3/2.0 (+1)	1,318 (+14%)	2mo	$202,000	$153	40
38462 S Beachview Rd	0.60mi	3/1.5 (+1)	1,330 (+15%)	2mo	$195,000	$147	39

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,847
• Equity at exit: $22,351

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $12,437
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$786
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $186

Break-even live

Break-even rent $1,289

Max offer price $149,900

Occupancy floor 83%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6177 Iroquois Trl Mentor, OH	3.0	1.0	1116	$1,700	$1.52	1d	1	0.54mi
6247 Seneca Rd Mentor, OH	3.0	1.0	912	$1,750	$1.92	1d	1	0.59mi
38280 North Ln Unit H-206 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	43d	1	0.78mi
38280 North Ln Unit J-208 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	23d	1	0.78mi
38360 Tamarac Blvd Willoughby, OH	1.0–2.0	1.0–2.0	950	$1,835	$1.93	1d	29	1.00mi
123 Plymouth Rd Eastlake, OH	3.0	2.5	1400	$1,881	$1.34	43d	1	1.29mi

Listing history 10 events

1. 2026-06-18
   days on market $149,900 Active 13 DOM
2. 2026-06-17
   days on market $149,900 Active 12 DOM
3. 2026-06-16
   days on market $149,900 Active 11 DOM
4. 2026-06-15
   days on market $149,900 Active 10 DOM
5. 2026-06-13
   days on market $149,900 Active 8 DOM
6. 2026-06-13
   days on market $149,900 Active 7 DOM
7. 2026-06-09
   days on market $149,900 Active 4 DOM
8. 2026-06-08
   days on market $149,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $149,900 Active 2 DOM

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,186 · $182/mo
• Expected delta: +$152/yr (+$13/mo · 7.5%)

ⓘ 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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,294
• − Mortgage interest: −$8,397
• − Property taxes: −$2,034
• − Insurance: −$750
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,361
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,277/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

+200.4% since first listed

28 events — show timeline

• 2026-06-04 Listed $149,900 MLSNOW
• 2026-01-19 Price Changed $158,000 MLSNOW
• 2025-11-15 Listed $165,000 MLSNOW
• 2021-06-02 Sold (Public Records) $96,000 Public Records
• 2021-06-02 Sold (MLS) $96,000 MLSNOW
• 2021-05-25 Pending — MLSNOW
• 2021-04-17 Contingent — MLSNOW
• 2021-04-12 Listed $94,900 MLSNOW
• 2017-02-20 Pending — MLSNOW
• 2017-02-17 Sold (Public Records) $68,500 Public Records
• 2017-02-17 Sold (MLS) $68,400 MLSNOW
• 2017-01-03 Contingent — MLSNOW
• 2016-12-22 Listed $68,400 MLSNOW
• 2015-12-11 Sold (MLS) $18,250 MLSNOW
• 2015-11-23 Pending — MLSNOW
• 2015-11-11 Price Changed $21,900 MLSNOW
• 2015-11-10 Relisted — MLSNOW
• 2015-10-30 Pending — MLSNOW
• 2015-10-12 Price Changed $28,000 MLSNOW
• 2015-09-15 Listed $36,400 MLSNOW
• 2013-08-16 Listing Removed — MLSNOW
• 2013-08-08 Listed $42,800 MLSNOW
• 2013-05-31 Listing Removed — MLSNOW
• 2012-08-21 Listed $42,800 MLSNOW
• 2004-02-25 Sold (Public Records) $60,000 Public Records
• 1997-08-20 Sold (MLS) $43,000 MLSNOW
• 1997-08-14 Sold (Public Records) $43,000 Public Records
• 1997-07-01 Listed $49,900 MLSNOW

Property tax history

+0.6%/yr

Latest (2025): $2,034 · -1.5% YoY. Source: county tax records.