1100 By The Shores Shrs #1 · Huron, OH 44839

$239,900

2 bd · 2.0 ba · 1,800 sqft · Condo public records · 233 Days on market

Built 1972 $563/mo HOA · 23% of rent

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms, 2 full bath condo located in Beachwood Shores, Huron Twp. with private access to Lake Erie, sandy beaches and lake views from all angles including inside the home and outside on both the front patio and large deck in back. The formal dining room features a large sliding glass door that lets in a ton of natural light. There's ceramic tile flooring, built-in shelving with glass doors and pass through window into the kitchen. The kitchen features white cabinets, laminated counters, refrigerator, microwave, stove and dishwasher. The living room is located on the main floor with a large sliding glass door that leads to the large deck outside. Upstairs is the master bedroom and 2nd bedroom along with a Jack and Jill full bathroom set up. The lower level is completely finished with a 3rd bedroom, full bath, laundry room and family room that features a wood burning fireplace and another large sliding door which leads to the lower patio area. Don't miss all the storage throughout the home. The monthly HOA fee includes; water, sewer, trash, snow removal, landscaping, gas, heat, reserve funds, property mgmt. , exterior building, garage/parking for only $408.

Key facts

• Newer countertops
• Lake views
• Remodeled kitchen

Tags

• LAKE VIEWS
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEWER COUNTERTOPS
• UNDER-CABINET LIGHTING
• COZY GAS LOG FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $548

Exterior

• Parking: Detached paved garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Condominium property type
• Construction: Wood siding; Asphalt roof; Slab foundation; Home warranty included
• Exterior features: Patio; Deck; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Dishwasher; Dryer; Disposal; Microwave; Range; Refrigerator; Washer; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (10.2% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.9% in Huron — 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 79/100 on livability (#137 in OH, #2,149 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• Huron City Schools (town): math 60% / reading 76% proficiency, ranked #164 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• This rent runs 39% of the median local income ($77k/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.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $194k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-47,360
• Equity at exit: $35,770

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-51,287
• 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 44839

• Active inventory: 92
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$100
• HOA: −$563
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-138

Break-even live

Break-even rent $2,675

Max offer price $215,481

Occupancy floor —

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Miami Pl Huron, OH	3.0	2.0	1515	$2,500	$1.65	24d	1	0.75mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: watersewertrashgaslandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $239,900 Active 233 DOM
2. 2026-06-18
   days on market $239,900 Active 232 DOM
3. 2026-06-17
   days on market $239,900 Active 231 DOM
4. 2026-06-16
   days on market $239,900 Active 230 DOM
5. 2026-06-15
   days on market $239,900 Active 229 DOM
6. 2026-06-14
   days on market $239,900 Active 227 DOM
7. 2026-06-12
   days on market $239,900 Active 226 DOM
8. 2026-06-09
   days on market $239,900 Active 223 DOM
9. 2026-06-08
   days on market $239,900 Active 222 DOM
10. 2026-06-07
    days on market $239,900 Active 221 DOM
11. 2026-06-03
    days on market $239,900 Active 217 DOM
12. 2026-06-02
    days on market $239,900 Active 216 DOM
13. 2026-06-01
    days on market $239,900 Active 215 DOM
14. 2026-05-31
    days on market $239,900 Active 214 DOM
15. 2026-05-30
    days on market $239,900 Active 213 DOM
16. 2026-03-11
    price $239,900
17. 2025-10-29
    listed $249,900 Active
18. 2025-10-25
    listed $239,900 Active
19. 2023-01-17
    soldstatus $194,150
20. 2018-04-06
    soldstatus $137,000 1177-char remark

    Show marketing remark (1177 chars)

    3 bedrooms, 2 full bath condo located in Beachwood Shores, Huron Twp. with private access to Lake Erie, sandy beaches and lake views from all angles including inside the home and outside on both the front patio and large deck in back. The formal dining room features a large sliding glass door that lets in a ton of natural light. There's ceramic tile flooring, built-in shelving with glass doors and pass through window into the kitchen. The kitchen features white cabinets, laminated counters, refrigerator, microwave, stove and dishwasher. The living room is located on the main floor with a large sliding glass door that leads to the large deck outside. Upstairs is the master bedroom and 2nd bedroom along with a Jack and Jill full bathroom set up. The lower level is completely finished with a 3rd bedroom, full bath, laundry room and family room that features a wood burning fireplace and another large sliding door which leads to the lower patio area. Don't miss all the storage throughout the home. The monthly HOA fee includes; water, sewer, trash, snow removal, landscaping, gas, heat, reserve funds, property mgmt. , exterior building, garage/parking for only $408.

21. 2018-04-06
    soldstatus $137,000

    Show marketing remark (1177 chars)

    3 bedrooms, 2 full bath condo located in Beachwood Shores, Huron Twp. with private access to Lake Erie, sandy beaches and lake views from all angles including inside the home and outside on both the front patio and large deck in back. The formal dining room features a large sliding glass door that lets in a ton of natural light. There's ceramic tile flooring, built-in shelving with glass doors and pass through window into the kitchen. The kitchen features white cabinets, laminated counters, refrigerator, microwave, stove and dishwasher. The living room is located on the main floor with a large sliding glass door that leads to the large deck outside. Upstairs is the master bedroom and 2nd bedroom along with a Jack and Jill full bathroom set up. The lower level is completely finished with a 3rd bedroom, full bath, laundry room and family room that features a wood burning fireplace and another large sliding door which leads to the lower patio area. Don't miss all the storage throughout the home. The monthly HOA fee includes; water, sewer, trash, snow removal, landscaping, gas, heat, reserve funds, property mgmt. , exterior building, garage/parking for only $408.

22. 2017-07-31
    listed $145,000 1177-char remark

    Show marketing remark (1177 chars)

    3 bedrooms, 2 full bath condo located in Beachwood Shores, Huron Twp. with private access to Lake Erie, sandy beaches and lake views from all angles including inside the home and outside on both the front patio and large deck in back. The formal dining room features a large sliding glass door that lets in a ton of natural light. There's ceramic tile flooring, built-in shelving with glass doors and pass through window into the kitchen. The kitchen features white cabinets, laminated counters, refrigerator, microwave, stove and dishwasher. The living room is located on the main floor with a large sliding glass door that leads to the large deck outside. Upstairs is the master bedroom and 2nd bedroom along with a Jack and Jill full bathroom set up. The lower level is completely finished with a 3rd bedroom, full bath, laundry room and family room that features a wood burning fireplace and another large sliding door which leads to the lower patio area. Don't miss all the storage throughout the home. The monthly HOA fee includes; water, sewer, trash, snow removal, landscaping, gas, heat, reserve funds, property mgmt. , exterior building, garage/parking for only $408.

23. 2003-04-24
    soldstatus $135,000
24. 1998-12-15
    soldstatus $121,500
25. 1989-06-09
    soldstatus $85,750
26. 1987-08-18
    soldstatus $89,000

ⓘ 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: $2,306 · $192/mo
• Projected year-2 tax: $3,024 · $252/mo
• Expected delta: +$718/yr (+$60/mo · 31.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$13,438
• − Property taxes: −$2,306
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$6,756
• − Depreciation: −$6,979
• Taxable loss: −$5,479
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $-344/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: Huron City Schools
• NCES district ID: 3904413
• Math proficiency: 60% ▼ -18.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $56,995
• Composite: 58.32/100
• National rank: #1013
• State rank: #164 of 656 in OH

Livability — Huron

• Score: 79/100
• State rank: #137
• US rank: #2149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, OH
• County: Erie · 78,232 people
• City population: 12,702
• Metro: Sandusky, OH
• Population (ZIP): 12,702
• Household income: $77,377
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 4.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 3%
• Foreign-born: 2% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Korean 1%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.15%
• Current HPI: 200.6889
• Rent YoY: —
• Metro: —
• 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

+169.6% since first listed

11 events — show timeline

• 2026-03-11 Price Changed $239,900 FAOR
• 2025-10-29 Listed $249,900 FAOR
• 2025-10-25 Listed $239,900 MLSNOW
• 2023-01-17 Sold (Public Records) $194,150 Public Records
• 2018-04-06 Sold (Public Records) $137,000 Public Records
• 2018-04-06 Sold (MLS) $137,000 FAOR
• 2017-07-31 Listed $145,000 FAOR
• 2003-04-24 Sold (Public Records) $135,000 Public Records
• 1998-12-15 Sold (Public Records) $121,500 Public Records
• 1989-06-09 Sold (Public Records) $85,750 Public Records
• 1987-08-18 Sold (Public Records) $89,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,306 · -3.4% YoY. Source: county tax records.