2011 E 31st St · Lorain, OH 44055

$134,900

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 3 Days on market

Built 1900 9,147 sqft lot $107/sqft · at area comps Est $137k · at est.

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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 +19.2/30.0
• ARV discount +8.3/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Century home located across from revived Oakwood Park is awaiting your arrival! This cozy home still has all the beautiful characteristics of its era while updated for modern comfort. Kitchen boast original built in shelving & storage and all appliances stay. 4 Bedroom/3 Full Baths has plenty of space for growing families. 2 Rooms on main floor & 2 Large Rooms w/ loft area upstairs has extensive closet space that provides not only room for belongings but extra storage. Home is located on a deep lot with extended paved driveway, Fenced in backyard, 2 car Garage w/ opener, and tons of space for family gatherings/outdoor activities. Large garden in back is outlined a

Key facts

• Large front porch
• Large garden
• Fenced in backyard

Tags

• ORIGINAL BUILT IN SHELVING
• EXTENDED PAVED DRIVEWAY
• FENCED IN BACKYARD
• LARGE GARDEN
• LARGE FRONT PORCH
• PREVIOUSLY ENJOYED BACK PORCH

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: 2-car garage; 1-car carport; Driveway (paved)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces south; Full basement
• Construction: Aluminum siding; Shingle roof; Brick/mortar and block foundation; Built (year per public records)
• Exterior features: Garden; Private yard; Back yard; Front yard; Rear porch; Paved areas; Chain-link fencing; Garage(s) structure

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Storage; Insulated windows
• Laundry & utility: Washer; Dryer located in basement; Sump pump; Basement storage space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $120k (11.3% below list).
• Recommended offer: $120k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.9% in Lorain — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#595 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities D, health & safety D.
• Lorain City (suburban): math 13% / reading 26% proficiency, ranked #633 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,628 (11.3% below list)

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.89% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $137,451
• List price: $134,900
• Delta: -1.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 E 31st St	0.00mi	4/3.0 (+1)	1,258 (0%)	0mo	$145,000	$115	87
2217 E 32nd St	0.44mi	3/1.0	1,246 (-1%)	1mo	$139,000	$112	77
1810 E 34th St	0.53mi	3/1.5	1,248 (-1%)	5mo	$135,000	$108	68
2311 E 29th St	0.55mi	3/1.0	1,216 (-3%)	4mo	$95,000	$78	65
2312 E 32nd St	0.55mi	3/1.5	1,300 (+3%)	4mo	$158,000	$122	64
1859 E 33rd St	0.39mi	4/3.0 (+1)	1,272 (+1%)	7mo	$190,000	$149	61
3530 Pearl Ave	0.60mi	3/1.5	1,368 (+9%)	0mo	$160,000	$117	55
1960 E 33rd St	0.22mi	3/2.5	1,440 (+14%)	8mo	$209,500	$145	53
2333 E 33rd St	0.60mi	3/1.0	1,384 (+10%)	5mo	$122,500	$89	51
1963 Homewood Dr	0.46mi	3/1.5	1,440 (+14%)	9mo	$142,500	$99	45
2119 E 41st St	0.66mi	3/2.0	1,112 (-12%)	3mo	$160,000	$144	43
2405 E 35th St	0.69mi	3/1.5	1,100 (-13%)	8mo	$139,000	$126	38

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,640
• Equity at exit: $20,114

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $688
• Equity at exit: $11,664

Cash invested: $37,772 (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 44055

• Home prices YoY: -30.5%
• Active inventory: 81
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$707
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $146

Break-even live

Break-even rent $1,012

Max offer price $134,900

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 E 34th St Lorain, OH	2.0	1.0	900	$1,100	$1.22	1d	1	0.35mi
3237 Grove Ave Unit 3235 Lorain, OH	3.0	1.0	1080	$950	$0.88	21d	1	0.41mi
3235 Grove Ave Unit 3235 Lorain, OH	3.0	1.0	1080	$950	$0.88	21d	1	0.41mi
1850 E 33rd St Lorain, OH	2.0	1.0	1344	$995	$0.74	1d	1	0.43mi
1818 E 29th St Unit 1816 Lorain, OH	3.0	1.0	1098	$1,195	$1.09	43d	1	0.46mi
1813 E 30th St Lorain, OH	4.0	1.0	1344	$1,450	$1.08	43d	1	0.47mi
1730 E 30th St Unit 1730 Lorain, OH	3.0	1.0	1120	$1,250	$1.12	43d	1	0.66mi
3979 Gary Ave Unit 3979 2 Lorain, OH	2.0	1.0	896	$1,025	$1.14	43d	1	0.78mi
2484 E 38th St Lorain, OH	3.0	1.5	1101	$1,295	$1.18	43d	1	0.89mi
1639 E 31st St Unit 1637 Lorain, OH	3.0	1.0	1500	$1,200	$0.80	43d	1	0.89mi
1637 E 29th St Lorain, OH	2.0	1.0	1200	$979	$0.82	14d	1	0.92mi
3251 Camden Ave Lorain, OH	3.0	1.0	1090	$995	$0.91	43d	1	0.94mi

Listing history 2 events

1. 2026-05-18
   status Pending 1122-char remark
2. 2026-05-15
   listed $134,900 Active 1122-char remark

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $1,266 · $106/mo
• Expected delta: +$838/yr (+$70/mo · 195.8%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,355
• − Mortgage interest: −$7,556
• − Property taxes: −$428
• − Insurance: −$674
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,924
• Taxable loss: −$525
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,875/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: Lorain City
• NCES district ID: 3904426
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $32,823
• Composite: 15.81/100
• National rank: #9266
• State rank: #633 of 656 in OH

Livability — Lorain

• Score: 67/100
• State rank: #595
• US rank: #10183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorain, OH
• County: Lorain County · 219,437 people
• City population: 69,409
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 20,043
• Household income: $40,636
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1140.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 24% Black 14%
• Hispanic origin (detail): Mexican 7% Puerto Rican 27%
• Common ancestry: Romanian 5% Slovak 1%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 75% English-only · Spanish 23%

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: ▼ -79.26%
• Current HPI: 180.9309
• 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

2 events — show timeline

• 2026-05-18 Pending — MLSNOW
• 2026-05-15 Listed $134,900 MLSNOW

Property tax history

-1.0%/yr

Latest (2025): $428 · -53.3% YoY. Source: county tax records.