216 Moore Rd Unit 4M · Avon Lake, OH 44012

$123,000

2 bd · 1.5 ba · 948 sqft · Condo public records · 26 Days on market

Built 1971 $306/mo HOA · 17% of rent

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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 +24.7/30.0
• 1% rule +9.3/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 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

Bright, updated, and move-in ready! This 2 bedroom, 1.5 bath condo offers comfortable, low-maintenance living in a convenient location near Lake Erie, shopping, dining, and everyday amenities. Enjoy new flooring, fresh paint, and updated bathrooms that give the home a clean, modern feel making it easy to settle right in and feel at home. The living spaces create a warm and inviting atmosphere throughout. Residents also enjoy access to the community pool opening in June, shared laundry facility, and detached garage for additional storage and parking. A great opportunity to own an updated condo at an affordable price — this one won’t last long! Seller currently pays $306.74 per mo

Key facts

• Community pool
• Updated bathrooms
• Detached garage

Tags

• UPDATED BATHROOMS
• COMMUNITY POOL
• DETACHED GARAGE

Property features AI

Finance

• Other: Cats allowed
• HOA & community: Monthly association fee; Association fee covers management, gas, insurance, grounds maintenance, structure maintenance, parking, recreation facilities, reserve fund, sewer, snow removal, trash, and water; Community laundry facilities; Community pool

Exterior

• Parking: Detached garage with garage door opener (1 car); On-site parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story property; Entry on level 1; Updated / remodeled condition
• Construction: Brick construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Private pool; Association / community pool; Smoke detectors

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning (gas)
• Interior features: Pantry; Five total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $123k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $121k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% 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: crime A+, employment A+, housing 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.
• Zoned schools: Westview Elementary School (math 77% / reading 67%, grade A-, #323 of 1,584 statewide, top 23%, 255 students, 14% FRL); Troy Intermediate Elementary School (math 76% / reading 82%, grade A+, #54 of 654 statewide, top 9%, 549 students, 12% FRL); Avon Lake High School (math 67% / reading 87%, grade A-, #56 of 781 statewide, top 8%, 1,152 students, 11% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 183 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $123k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $121,155 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.43% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 5.8

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,434
• Equity at exit: $18,340

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $18,805
• Equity at exit: $10,635

Cash invested: $34,440 (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: 183
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$645
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$51
• HOA: −$306
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $256

Break-even live

Break-even rent $1,432

Max offer price $123,000

Occupancy floor 80%

Sensitivity live

Price	-10% $326	-5% $291	+0% $256	+5% $221	+10% $186
Rent	-10% $117	-5% $187	+0% $256	+5% $325	+10% $395
Rate	-1.0pp $318	-0.5pp $287	base $256	+0.5pp $224	+1.0pp $192

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Moore Rd Avon Lake, OH	1.0	1.0	740	$1,250	$1.69	45d	1	0.11mi
181 Somerset Ln Avon Lake, OH	1.0–2.0	1.0–2.0	1042	$1,787	$1.71	3d	14	0.13mi
407 Rachel Ln Avon Lake, OH	2.0	1.5	1080	$1,850	$1.71	45d	1	0.18mi
455 Rachel Ln Avon Lake, OH	2.0	1.5	1080	$1,670	$1.55	25d	1	0.27mi
33168 Beverly Ln Avon Lake, OH	2.0	1.5	1080	$1,850	$1.71	45d	1	0.27mi
33803 Electric Blvd Unit G10 Avon Lake, OH	2.0	1.5	1001	$1,480	$1.48	18d	1	0.76mi
750 Aqua Marine Blvd Avon Lake, OH	1.0–2.0	1.0–2.0	1023	$2,000	$1.96	3d	11	0.83mi
201 Erieview Blvd Sheffield Lake, OH	3.0	1.0	988	$2,000	$2.02	4d	1	0.96mi
345 Lynne Dr Sheffield Lake, OH	3.0	1.0	912	$1,395	$1.53	9d	1	1.14mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-17
   status $123,000 Pending 26 DOM
2. 2026-06-16
   days on market $123,000 Active 26 DOM
3. 2026-06-15
   days on market $123,000 Active 25 DOM
4. 2026-06-13
   days on market $123,000 Active 23 DOM
5. 2026-06-13
   days on market $123,000 Active 22 DOM
6. 2026-06-09
   days on market $123,000 Active 19 DOM
7. 2026-06-08
   days on market $123,000 Active 18 DOM
8. 2026-06-07
   days on market $123,000 Active 17 DOM
9. 2026-06-05
   days on market $123,000 Active 14 DOM
10. 2026-06-03
    days on market $123,000 Active 13 DOM
11. 2026-06-02
    days on market $123,000 Active 12 DOM
12. 2026-06-01
    days on market $123,000 Active 11 DOM
13. 2026-05-31
    days on market $123,000 Active 10 DOM
14. 2026-05-20
    listed $123,000 Active
15. 2021-06-02
    soldstatus $57,000
16. 2002-12-17
    soldstatus $53,000
17. 1996-11-15
    soldstatus $41,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$187/yr (+$16/mo · 12.1%)

ⓘ 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 · 17 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: $21,066
• − Mortgage interest: −$6,890
• − Property taxes: −$1,544
• − Insurance: −$615
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$3,672
• − Depreciation: −$3,578
• Taxable income: $1,396
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,736/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

+200.0% since first listed

4 events — show timeline

• 2026-05-20 Listed $123,000 MLSNOW
• 2021-06-02 Sold (Public Records) $57,000 Public Records
• 2002-12-17 Sold (Public Records) $53,000 Public Records
• 1996-11-15 Sold (Public Records) $41,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,544 · +9.4% YoY. Source: county tax records.