112 Adams St · Wellington, OH 44090

$115,000

4 bd · 1.5 ba · 1,778 sqft · SingleFamily public records · 11 Days on market

Built 1900 6,969 sqft lot Est $217k · 47% under ↓ 23% since listing

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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 +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming Colonial at 112 Adams St — an excellent opportunity for first-time buyers or investors alike! With two schools within walking distance, this home is perfectly suited for families, while also offering strong potential as a value-add fixer-upper. Priced to sell, it provides the perfect chance to add your own personal touches and build equity. Inside, you’ll find 3 spacious bedrooms on the second floor, a full bath upstairs, and a convenient half bath on the main level. The main floor features beautiful hardwood floors throughout the entryway, living room, dining room, and office. A versatile first-floor office can serve as a potential 4th bedroom, pla

Key facts

• First-floor office
• Attached garage
• Unfinished basement

Tags

• HARDWOOD FLOORS THROUGHOUT
• FIRST-FLOOR OFFICE
• ATTACHED GARAGE
• UNFINISHED BASEMENT
• LARGE COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Nearby park

Exterior

• Parking: Attached garage (1 car); Unpaved areas for additional parking
• Utilities: Public water; Public sewer
• Home design: Two-story vinyl-sided home; North-facing; Property listed as fixer
• Construction: Asphalt and fiberglass roof; Vinyl siding
• Exterior features: Covered front porch; Rain gutters; Back yard with few trees; Property has a view

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Multiple bedrooms located on the second floor; Closet space includes walk-in closets
• Flooring: Wood flooring in entry, office, dining room, and living room; Carpet in several second-floor bedrooms and other upstairs areas; Linoleum in the kitchen; Concrete flooring in the basement
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full basement with concrete floor and walk-out access; Gas fireplace in the living room
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 64/100 on livability (#762 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, health & safety F.
• Wellington Exempted Village (town): math 44% / reading 50% proficiency, ranked #472 of 656 in OH (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; solid renter incomes; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

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

Recommended offer $115,000

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. 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: 1.10% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $216,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Barker St	0.20mi	4/2.0	1,697 (-5%)	10mo	$260,000	$153	73
126 Prospect St	0.54mi	4/2.0	1,757 (-1%)	9mo	$215,000	$122	64
411 W Herrick Ave	0.55mi	4/2.0	1,715 (-4%)	4mo	$197,500	$115	63
805 Regent Ct	0.53mi	3/2.0 (-1)	1,750 (-2%)	6mo	$102,000	$58	60
142 Magyar St	0.53mi	4/1.0	1,726 (-3%)	10mo	$202,000	$117	60
110 Courtland St	0.40mi	4/1.0	2,025 (+14%)	1mo	$187,500	$93	55
138 Middle St	0.42mi	3/1.0 (-1)	1,536 (-14%)	1mo	$167,000	$109	50
111 S Mill St	0.61mi	4/2.0	1,983 (+12%)	1mo	$123,000	$62	50
603 Meadow Ln	0.41mi	3/2.5 (-1)	1,618 (-9%)	12mo	$295,000	$182	47
513 E Herrick Ave	0.55mi	3/1.0 (-1)	1,528 (-14%)	6mo	$229,500	$150	39
231 Liberty Ln	0.72mi	3/3.0 (-1)	1,990 (+12%)	4mo	$360,000	$181	32
241 Heritage Dr	0.65mi	3/3.0 (-1)	1,574 (-12%)	9mo	$380,000	$241	32

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,415
• Equity at exit: $17,147

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,832
• Equity at exit: $9,943

Cash invested: $32,200 (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 44090

• Home prices YoY: -30.3%
• Active inventory: 44
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $144

Break-even live

Break-even rent $1,085

Max offer price $115,000

Occupancy floor 84%

Sensitivity live

Price	-10% $209	-5% $176	+0% $144	+5% $111	+10% $79
Rent	-10% $44	-5% $94	+0% $144	+5% $194	+10% $244
Rate	-1.0pp $202	-0.5pp $173	base $144	+0.5pp $114	+1.0pp $84

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-12
   status Pending
2. 2026-04-01
   listed $115,000 Active
3. 2021-07-22
   price $139,900
4. 2021-06-08
   price $144,900
5. 2021-05-10
   listed $149,900 Active

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,200
• − Mortgage interest: −$6,442
• − Property taxes: −$2,470
• − Insurance: −$575
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,345
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,742/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: Wellington Exempted Village
• NCES district ID: 3904565
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $54,093
• Composite: 40.67/100
• National rank: #3677
• State rank: #472 of 656 in OH

Livability — Wellington

• Score: 64/100
• State rank: #762
• US rank: #13751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellington, OH
• County: Lorain · 305,041 people
• City population: 10,341
• Metro: Cleveland, OH
• Population (ZIP): 10,341
• Household income: $78,318
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 3.9

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Italian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 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: ▼ -90.14%
• Current HPI: 207.6399
• 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

-23.3% since first listed

5 events — show timeline

• 2026-04-12 Pending — MLSNOW
• 2026-04-01 Listed $115,000 MLSNOW
• 2021-07-22 Price Changed $139,900 MLSNOW
• 2021-06-08 Price Changed $144,900 MLSNOW
• 2021-05-10 Listed $149,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $2,470 · +1.7% YoY. Source: county tax records.