749 Regina Dr · Vermilion, OH 44089

$250,000

3 bd · 2.5 ba · 2,334 sqft · SingleFamily public records · 22 Days on market

Built 1992 0.27 ac lot $107/sqft · 21% below area Est $318k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $65 ($783/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 $227k (9.0% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.0% in Vermilion — 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 81/100 on livability (#96 in OH, #1,481 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Vermilion Local (suburban): math 56% / reading 60% proficiency, ranked #316 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $192k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $227,400 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $318,000
• List price: $250,000
• Delta: -21.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Regina Dr	0.03mi	4/2.5 (+1)	2,328 (-0%)	10mo	$334,000	$143	85
700 Sunnyside Rd Rd	0.16mi	4/2.5 (+1)	2,334 (0%)	8mo	$309,000	$132	81
718 Arlington Dr	0.08mi	4/2.5 (+1)	2,404 (+3%)	19mo	$312,000	$130	70
746 Sunnyside Rd	0.15mi	4/2.0 (+1)	2,500 (+7%)	17mo	$298,200	$119	60
613 Guilford Rd	0.63mi	3/1.5	2,288 (-2%)	8mo	$247,000	$108	56
3644 Elizabeth Dr	0.68mi	4/3.0 (+1)	2,400 (+3%)	6mo	$544,900	$227	52

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,320
• Equity at exit: $37,276

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-26,129
• Equity at exit: $21,615

Cash invested: $70,000 (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 44089

• Active inventory: 142
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $65

Break-even live

Break-even rent $2,191

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 Dogwood Ln Vermilion, OH	2.0	2.0	1457	$2,274	$1.56	1d	12	1.24mi

Listing history 13 events

1. 2026-05-19
   status Pending 432-char remark

   Show marketing remark (432 chars)

   Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

2. 2026-05-13
   price $250,000 432-char remark

   Show marketing remark (432 chars)

   Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

3. 2026-05-03
   status Active 432-char remark

   Show marketing remark (432 chars)

   Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

4. 2026-04-27
   status Active 432-char remark

   Show marketing remark (432 chars)

   Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

5. 2026-03-02
   status Pending 432-char remark

   Show marketing remark (432 chars)

   Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

6. 2026-02-23
   listed $275,000 Active 432-char remark

   Show marketing remark (432 chars)

   Opportunity awaits in Woodview Estates! This 3 bedroom Colonial offers solid bones, a functional layout, and endless potential for the right buyer. With a little TLC, this home can truly shine. Located in a desirable neighborhood, you'll love the quiet streets and community feel. Whether you're an investor or a buyer looking to build equity, this is your chance to bring your vision and make it your own! Home is being sold as is.

7. 2019-12-20
   historical 442-char remark

   Show marketing remark (442 chars)

   3 Bedroom colonial in Woodview Estates. Large Bedrooms w/ walk in closets. Master Suite has skylights & Master Bath w/ jetted tub, shower, double vanity & skylights. Eat-in Kitchen w/ island overlooks the large vaulted Family Room w/ WB Fireplace. Large open Foyer leads to spacious Living & Dining rooms. Enjoy 2 separate Deck areas in a fully fenced yard. Basement is partially finished w/ Office and Family or Bonus Room.

8. 2019-12-20
   soldstatus $192,000

   Show marketing remark (442 chars)

   3 Bedroom colonial in Woodview Estates. Large Bedrooms w/ walk in closets. Master Suite has skylights & Master Bath w/ jetted tub, shower, double vanity & skylights. Eat-in Kitchen w/ island overlooks the large vaulted Family Room w/ WB Fireplace. Large open Foyer leads to spacious Living & Dining rooms. Enjoy 2 separate Deck areas in a fully fenced yard. Basement is partially finished w/ Office and Family or Bonus Room.

9. 2019-12-19
   soldstatus $192,000 Closed 442-char remark

   Show marketing remark (442 chars)

   3 Bedroom colonial in Woodview Estates. Large Bedrooms w/ walk in closets. Master Suite has skylights & Master Bath w/ jetted tub, shower, double vanity & skylights. Eat-in Kitchen w/ island overlooks the large vaulted Family Room w/ WB Fireplace. Large open Foyer leads to spacious Living & Dining rooms. Enjoy 2 separate Deck areas in a fully fenced yard. Basement is partially finished w/ Office and Family or Bonus Room.

10. 2019-12-05
    status Pending 442-char remark

    Show marketing remark (442 chars)

    3 Bedroom colonial in Woodview Estates. Large Bedrooms w/ walk in closets. Master Suite has skylights & Master Bath w/ jetted tub, shower, double vanity & skylights. Eat-in Kitchen w/ island overlooks the large vaulted Family Room w/ WB Fireplace. Large open Foyer leads to spacious Living & Dining rooms. Enjoy 2 separate Deck areas in a fully fenced yard. Basement is partially finished w/ Office and Family or Bonus Room.

11. 2019-10-09
    historical Contingent 442-char remark

    Show marketing remark (442 chars)

    3 Bedroom colonial in Woodview Estates. Large Bedrooms w/ walk in closets. Master Suite has skylights & Master Bath w/ jetted tub, shower, double vanity & skylights. Eat-in Kitchen w/ island overlooks the large vaulted Family Room w/ WB Fireplace. Large open Foyer leads to spacious Living & Dining rooms. Enjoy 2 separate Deck areas in a fully fenced yard. Basement is partially finished w/ Office and Family or Bonus Room.

12. 2019-10-07
    listed $192,000 Active 442-char remark

    Show marketing remark (442 chars)

    3 Bedroom colonial in Woodview Estates. Large Bedrooms w/ walk in closets. Master Suite has skylights & Master Bath w/ jetted tub, shower, double vanity & skylights. Eat-in Kitchen w/ island overlooks the large vaulted Family Room w/ WB Fireplace. Large open Foyer leads to spacious Living & Dining rooms. Enjoy 2 separate Deck areas in a fully fenced yard. Basement is partially finished w/ Office and Family or Bonus Room.

13. 1991-05-24
    soldstatus $15,000

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,846 · $321/mo
• Expected delta: +$54/yr (+$4/mo · 1.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,288
• − Mortgage interest: −$14,004
• − Property taxes: −$3,792
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$7,273
• Taxable loss: −$3,397
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $1,598/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: Vermilion Local
• NCES district ID: 3904682
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $52,091
• Composite: 49.61/100
• National rank: #1981
• State rank: #316 of 656 in OH

Livability — Vermilion

• Score: 81/100
• State rank: #96
• US rank: #1481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vermilion, OH
• County: Erie · 78,232 people
• Metro: Sandusky, OH
• Population (ZIP): 15,873
• Household income: $72,045
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 5.8

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -122.76%
• Current HPI: 206.8223
• 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

+1566.7% since first listed

13 events — show timeline

• 2026-05-19 Pending — MLSNOW
• 2026-05-13 Price Changed $250,000 MLSNOW
• 2026-05-03 Relisted — MLSNOW
• 2026-04-27 Relisted — MLSNOW
• 2026-03-02 Pending — MLSNOW
• 2026-02-23 Listed $275,000 MLSNOW
• 2019-12-20 Listing Removed — MLSNOW
• 2019-12-20 Sold (Public Records) $192,000 Public Records
• 2019-12-19 Sold (MLS) $192,000 MLSNOW
• 2019-12-05 Pending — MLSNOW
• 2019-10-09 Contingent — MLSNOW
• 2019-10-07 Listed $192,000 MLSNOW
• 1991-05-24 Sold (Public Records) $15,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,792 · -2.3% YoY. Source: county tax records.