32054 Tuscan Ln · Avon Lake, OH 44012

$526,968

3 bd · 2.5 ba · 2,160 sqft · Townhouse public records · 95 Days on market

Built 2026 $244/sqft · 20% above area Est $495k · 6% over

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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 +12.8/30.0
• Schools +7.0/10.0
• ARV discount +4.6/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Parkview Homes beautiful Capri floorplan!. 3 Bedroom 2 1/2 bath first floor master living with 2 car attached garage. This home has many upgrades that include lVT floors throughout most of the first floor, large eat in kitchen with large island & granite tops, appliances, tile backsplash and breakfast nook. This end unit provides a ton of natural light from the windows of the 2-story great room. The master bedroom is large enough for a king size bed, walk in closet and upgraded bath with a ceramic tiled shower and marble double vanity tops. The second floor has 2 large bedrooms, full bath, large loft area and a WALK IN attic storage. The community has a gazebo, walking trails throughout and is easy access to shopping!. .. Available for Immediate Occupancy!!!

Key facts

• Breakfast nook
• Lvt floors
• Large eat in kitchen

Tags

• LVT FLOORS
• LARGE EAT IN KITCHEN
• LARGE ISLAND
• GRANITE TOPS
• TILE BACKSPLASH
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $527k.

Deal economics

• At list price, monthly cash flow is $-44 ($-530/yr) — negative.
• To cash-flow at today's rent, offer at most $519k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $460k (12.8% below list).
• Recommended offer: $460k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Eastview Elementary School (math 92% / reading 77%, grade A+, #68 of 1,584 statewide, top 6%, 382 students, 7% 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 10% FRL track the district average.
• Market conditions: 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• At $4,595/mo this rent would consume 48% of the median local household income ($116k/yr) (locally 290% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($480k) is reasonable based on typical stale-listing flexibility.

Recommended offer $459,505 (12.8% 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 95 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $495,399
• List price: $526,968
• Delta: 6.37%
• 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
412 Salandra Ct	0.12mi	3/2.5	2,232 (+3%)	2mo	$495,000	$222	87
32008 Tuscan Ln	0.07mi	3/2.5	2,438 (+13%)	2mo	$455,000	$187	74
401 Bounty Way #213	0.37mi	3/2.5	2,024 (-6%)	2mo	$350,000	$173	70
32012 Tuscan Ln	0.06mi	3/2.5	2,438 (+13%)	7mo	$471,000	$193	70
401 Bounty Way #232	0.44mi	3/2.5	2,024 (-6%)	3mo	$329,000	$163	66
502 Port Side Dr	0.37mi	3/2.5	2,404 (+11%)	3mo	$510,000	$212	62
510 Port Side Dr	0.37mi	3/2.5	2,404 (+11%)	3mo	$539,000	$224	62
401 Bounty Way #238	0.37mi	2/2.5 (-1)	1,955 (-10%)	2mo	$295,000	$151	61
500 Port Side Dr	0.37mi	3/2.5	2,404 (+11%)	8mo	$524,180	$218	57
225 Westwind Dr #2	0.50mi	2/2.5 (-1)	2,050 (-5%)	8mo	$300,000	$146	57
225 Westwind Dr #39	0.60mi	2/2.5 (-1)	2,044 (-5%)	7mo	$345,000	$169	53
31825 Bayview Dr #75	0.43mi	3/2.0	1,891 (-12%)	7mo	$368,000	$195	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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-88,114
• Equity at exit: $78,573

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-79,985
• Equity at exit: $45,563

Cash invested: $147,551 (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: 9.6×

Monthly cashflow live

• Estimated rent: $4,595 medium
• Mortgage (P&I): −$2,763
• Tax from tax record: −$691 /mo · $8,294/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $-44

Break-even live

Break-even rent $4,651

Max offer price $519,170

Occupancy floor 96%

Sensitivity live

Price	-10% $254	-5% $105	+0% $-44	+5% $-193	+10% $-342
Rent	-10% $-407	-5% $-226	+0% $-44	+5% $137	+10% $319
Rate	-1.0pp $221	-0.5pp $90	base $-44	+0.5pp $-181	+1.0pp $-320

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: $131,742
• Closing costs: $15,809
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32071 Lake Rd Unit 1496051P Avon Lake, OH	4.0	2.5	1603	$7,861	$4.90	9d	1	0.99mi
384 Bradley Rd Bay Village, OH	3.0	2.5	2000	$4,100	$2.05	9d	1	1.43mi
384 Bradley Rd Bay Village, OH	3.0	3.0	2000	$4,100	$2.05	5d	1	1.43mi

Listing history 16 events

1. 2026-06-21
   days on market $526,968 Active 95 DOM
2. 2026-06-18
   days on market $526,968 Active 92 DOM
3. 2026-06-17
   days on market $526,968 Active 91 DOM
4. 2026-06-16
   days on market $526,968 Active 90 DOM
5. 2026-06-15
   days on market $526,968 Active 89 DOM
6. 2026-06-13
   days on market $526,968 Active 87 DOM
7. 2026-06-13
   days on market $526,968 Active 86 DOM
8. 2026-06-09
   days on market $526,968 Active 83 DOM
9. 2026-06-08
   days on market $526,968 Active 82 DOM
10. 2026-06-07
    days on market $526,968 Active 81 DOM
11. 2026-06-05
    days on market $526,968 Active 78 DOM
12. 2026-06-03
    days on market $526,968 Active 77 DOM
13. 2026-06-02
    days on market $526,968 Active 76 DOM
14. 2026-06-01
    days on market $526,968 Active 75 DOM
15. 2026-05-31
    days on market $526,968 Active 74 DOM
16. 2026-03-18
    listed $526,968 Active 774-char remark

    Show marketing remark (774 chars)

    Parkview Homes beautiful Capri floorplan!. 3 Bedroom 2 1/2 bath first floor master living with 2 car attached garage. This home has many upgrades that include lVT floors throughout most of the first floor, large eat in kitchen with large island & granite tops, appliances, tile backsplash and breakfast nook. This end unit provides a ton of natural light from the windows of the 2-story great room. The master bedroom is large enough for a king size bed, walk in closet and upgraded bath with a ceramic tiled shower and marble double vanity tops. The second floor has 2 large bedrooms, full bath, large loft area and a WALK IN attic storage. The community has a gazebo, walking trails throughout and is easy access to shopping!. .. Available for Immediate Occupancy!!!

ⓘ 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: $8,294 · $691/mo
• Projected year-2 tax: $8,294 · $691/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $55,141
• − Mortgage interest: −$29,518
• − Property taxes: −$8,294
• − Insurance: −$2,635
• − Repairs & maintenance: −$4,411
• − Management: −$4,411
• − Depreciation: −$15,330
• Taxable loss: −$9,459
• Est. tax savings @ 24.0%: +$2,270
• After-tax cash flow: $1,741/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

1 event — show timeline

• 2026-03-18 Listed $526,968 Zillow