181 Sunset Rd · Avon Lake, OH 44012

$339,900

3 bd · 1.5 ba · 1,918 sqft · SingleFamily public records · 6 Days on market

Built 1940 7,840 sqft lot Est $389k · 13% 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).

• Cash flow +20.9/30.0
• ARV discount +13.2/15.0
• Schools +7.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't be fooled! Step inside to this Avon Lake charmer to fully experience all this home has to offer! First floor master with in suite bathroom, featuring an inviting 6' Jacuzzi tub, central heat and central air conditioning. Adjacent to the first floor master is a private concrete patio, which has a dedicated 220 line for your future spa. Stunning kitchen remodel with Corian counters and maple cabinetry. Most of the windows in this home have been replaced, newer carpet in many areas (April 2017), a brand new boiler (April 2017) and replacement water tank (2014)! Low maintenance laminate flooring in the kitchen, dining and living areas. First floor laundry room with lots of storage! Screened in patio boasts custom vinyl covers. Yard offers a 5' vinyl coated chain link fence for Fido the escape artist. Glance north to see Lake Erie at the end of your street. Easy access to Metropark trails, Avon Lake Library, Cleveland Clinic, Crocker Park, downtown, the airport a

Key facts

• Walk-in tile shower
• Updated kitchen
• Private lake access

Tags

• PRIVATE LAKE ACCESS
• FIRST-FLOOR PRIMARY SUITE
• UPDATED BATHROOM
• WALK-IN TILE SHOWER
• UPDATED KITCHEN
• 3-SEASON ROOM

Property features AI

Finance

• HOA & community: Community pool; Common grounds/area; Lake access; Playground; Park; Restaurant on-site; Shopping on-site; Street lights; Sidewalks; Tennis courts

Exterior

• Parking: Detached garage; Heated garage; 2 garage spaces; Garage door opener; Driveway; Additional private parking; Asphalt and gravel surfaces; Drain
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: 2-story home; Faces west; Slab foundation; Has a view
• Construction: Built (year per public records); Vinyl siding; Concrete and glass elements; Asphalt and fiberglass roof
• Exterior features: Private yard; Back yard; Landscaped grounds; Awning(s); Rear covered porch; Front covered porch; Glass-enclosed porch/patio; Enclosed rear porch; Patio; Porch; Lakefront and lake privileges; Lake Erie frontage; Frontage type: lakefront

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Freezer; Refrigerator; Laminate counters; Kitchen island; Eat-in kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate counters noted (flooring types not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double vanity in primary bath; Bidet
• Heating & cooling: Central air; Window unit(s); Forced air heating; Gas heating; Hot water heating; Steam heating
• Interior features: Partially furnished; Entrance foyer; Open floorplan; Kitchen island; Eat-in kitchen; High ceilings; Vaulted ceilings; Recessed lighting; Storage; Walk-in closets; Double vanity; Bidet; Window blinds and treatments; Double-pane windows; Window screens
• Laundry & utility: Main-level laundry room with washer hookup; Gas dryer hookup; Laundry tub and sink; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $340k).
• Cap rate 8.0% vs local median 3.2% 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: schools A+, crime A+, employment 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.
• Market conditions: 178 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 36% of the median local income ($116k/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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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.
• Current owner paid $175k; list at $340k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,900

Questions for the listing agent

1. Built in 1940 — 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 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?
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: 1.02% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $389,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Sunset Rd	0.09mi	3/2.0	1,904 (-1%)	5mo	$465,000	$244	89
214 Cherry Ln	0.11mi	4/3.0 (+1)	1,870 (-2%)	1mo	$275,000	$147	78
189 Parsons Dr	0.21mi	4/3.0 (+1)	2,000 (+4%)	1mo	$405,000	$203	71
253 Sunset Rd	0.24mi	3/2.0	1,854 (-3%)	15mo	$327,000	$176	68
137 Armour Rd	0.28mi	3/2.5	1,809 (-6%)	8mo	$390,000	$216	67
155 Vineyard Rd	0.09mi	3/2.0	1,673 (-13%)	15mo	$281,000	$168	60
223 Parsons Dr	0.26mi	4/2.5 (+1)	2,153 (+12%)	4mo	$310,000	$144	55
269 Jaycox Rd	0.52mi	3/2.0	1,858 (-3%)	20mo	$302,200	$163	52
64 Maplecliff Dr	0.66mi	3/2.0	1,824 (-5%)	9mo	$780,000	$428	52
175 Vineyard Rd	0.05mi	4/2.5 (+1)	1,640 (-14%)	17mo	$400,000	$244	50
32249 Lake Rd	0.40mi	4/3.0 (+1)	1,702 (-11%)	3mo	$325,000	$191	49
106 Woodstock Dr	0.73mi	3/2.0	1,989 (+4%)	20mo	$530,000	$266	41

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-25,064
• Equity at exit: $50,680

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $16,839
• Equity at exit: $29,388

Cash invested: $95,172 (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: 178
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,473 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$349 /mo · $4,184/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $471

Break-even live

Break-even rent $2,877

Max offer price $339,900

Occupancy floor 81%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Beck Rd Avon Lake, OH	4.0	1.0	1332	$2,250	$1.69	44d	1	0.38mi
32071 Lake Rd Unit 1496051P Avon Lake, OH	4.0	2.5	1603	$7,861	$4.90	7d	1	0.73mi

Listing history 6 events

1. 2026-06-18
   days on market $339,900 Active 6 DOM
2. 2026-06-17
   days on market $339,900 Active 5 DOM
3. 2026-06-16
   days on market $339,900 Active 4 DOM
4. 2026-06-15
   days on market $339,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $339,900 Active 1 DOM

ⓘ 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: $4,184 · $349/mo
• Projected year-2 tax: $4,743 · $395/mo
• Expected delta: +$559/yr (+$47/mo · 13.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $41,680
• − Mortgage interest: −$19,040
• − Property taxes: −$4,184
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,334
• − Management: −$3,334
• − Depreciation: −$9,888
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $5,606/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

+240.2% since first listed

8 events — show timeline

• 2026-06-12 Listed $339,900 MLSNOW
• 2017-06-23 Sold (Public Records) $175,000 Public Records
• 2017-06-23 Sold (MLS) $175,000 MLSNOW
• 2017-05-10 Pending — MLSNOW
• 2017-05-04 Listed $179,000 MLSNOW
• 1997-01-22 Sold (MLS) $95,000 MLSNOW
• 1997-01-10 Sold (Public Records) $95,000 Public Records
• 1996-09-23 Listed $99,900 MLSNOW

Property tax history

+4.2%/yr

Latest (2025): $4,184 · +7.0% YoY. Source: county tax records.