1113 W 9th St · Lorain, OH 44052

$159,900

6 bd · 2.0 ba · 2,480 sqft · MultiFamily public records · 5 Days on market

Built 1900 7,405 sqft lot Est $149k · 7% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.1/15.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great opportunity to own a well-maintained duplex with significant updates already completed! Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, this property offers flexibility and value. Major improvements include approximately $10,000 in new windows on both units and a major electrical upgrade throughout the property--over $20,000 in electrical upgrades. The previous knob-and-tube wiring has been replaced with new wiring, and both electrical panels have been updated with modern arc fault breakers?providing peace of mind and long-term reliability. Unit 1113 has been cosmetically updated and features a remodeled kit

Key facts

• Updated wiring
• Remodeled bathroom
• Remodeled kitchen

Tags

• NEW WINDOWS
• MAJOR ELECTRICAL UPGRADE
• UPDATED WIRING
• UPDATED ELECTRICAL PANELS
• REMODELED KITCHEN
• REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $606/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 15.4% vs local median 5.7% in Lorain — 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 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: Rents rising fast (+4.1%/yr); 135 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).
• At $2,860/mo this rent would consume 76% of the median local household income ($45k/yr) (locally 1423% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $63k; list at $160k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $159,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.79% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $148,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
946 Washington Ave	0.19mi	6/3.5	2,414 (-3%)	9mo	$100,000	$41	73
1402-1404 W 20th St	0.67mi	6/2.0	2,520 (+2%)	6mo	$151,300	$60	61
1013-1017 Washington Ave	0.23mi	6/2.0	2,160 (-13%)	9mo	$160,000	$74	60
814 Lovett Pl	0.25mi	5/2.0 (-1)	2,694 (+9%)	13mo	$162,500	$60	58
338 Oberlin Ave	0.39mi	6/4.5	2,592 (+4%)	9mo	$225,000	$87	56
795 W 14th St	0.55mi	7/2.0 (+1)	2,298 (-7%)	14mo	$40,000	$17	45
330 W 17th St	0.73mi	5/3.0 (-1)	2,340 (-6%)	3mo	$162,500	$69	45

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.22×
• Total profit: $54,406
• Equity at exit: $23,842

10-year hold

• IRR: 36.7%
• Equity multiple: 4.57×
• Total profit: $160,040
• Equity at exit: $13,825

Cash invested: $44,772 (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 44052

• Home prices YoY: -28.1%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,211

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,302	-5% $1,256	+0% $1,211	+5% $1,166	+10% $1,121
Rent	-10% $985	-5% $1,098	+0% $1,211	+5% $1,324	+10% $1,437
Rate	-1.0pp $1,292	-0.5pp $1,252	base $1,211	+0.5pp $1,170	+1.0pp $1,128

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$2,860
Total (2 units)			$2,860

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 W 13th St Lorain, OH	6.0	2.0	1920	$2,041	$1.06	5d	1	0.51mi

Listing history 13 events

1. 2026-03-30
   status Pending
2. 2026-03-25
   listed $159,900 Active
3. 2026-03-25
   historical
4. 2026-03-19
   listed $159,900 Active
5. 2022-03-13
   price $950
6. 2021-03-19
   soldstatus $63,400 Closed
7. 2021-03-19
   soldstatus $63,250
8. 2021-03-08
   status Pending
9. 2021-03-05
   listed $65,000 Active
10. 1996-10-01
    soldstatus $64,500
11. 1996-08-28
    soldstatus $64,500
12. 1996-08-15
    listed $67,500
13. 1993-09-14
    soldstatus $55,000

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $2,106 · $175/mo
• Expected delta: +$389/yr (+$32/mo · 22.6%)

ⓘ 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 · 17 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: $34,320
• − Mortgage interest: −$8,957
• − Property taxes: −$1,717
• − Insurance: −$800
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$4,652
• Taxable income: $12,704
• Est. tax owed @ 24.0%: −$3,049
• After-tax cash flow: $11,485/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): 28,282
• Household income: $45,023
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1423.0

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 0.66)
• Race & ethnicity: White 49% Hispanic / Latino 24% Black 21% Two or more races 16%
• Hispanic origin (detail): Mexican 5% Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14%

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: ▼ -73.23%
• Current HPI: 186.9657
• Rent YoY: ▲ 4.09%
• 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

+190.7% since first listed

13 events — show timeline

• 2026-03-30 Pending — MLSNOW
• 2026-03-25 Listing Removed — MLSNOW
• 2026-03-25 Listed $159,900 MLSNOW
• 2026-03-19 Listed $159,900 MLSNOW
• 2022-03-13 Price Changed $950 RENT.
• 2021-03-19 Sold (Public Records) $63,250 Public Records
• 2021-03-19 Sold (MLS) $63,400 MLSNOW
• 2021-03-08 Pending — MLSNOW
• 2021-03-05 Listed $65,000 MLSNOW
• 1996-10-01 Sold (Public Records) $64,500 Public Records
• 1996-08-28 Sold (MLS) $64,500 MLSNOW
• 1996-08-15 Listed $67,500 MLSNOW
• 1993-09-14 Sold (Public Records) $55,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,717 · -4.9% YoY. Source: county tax records.