717 Hazelwood Dr · Vermilion, OH 44089

$269,900

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 23 Days on market

Built 1951 0.26 ac lot Est $257k · 5% 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 +14.1/30.0
• ARV discount +5.2/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate and well maintained ranch situated on a corner lot, on a quiet, dead end street. Two full, updated bathrooms, one that has a huge walk-in shower. The 3 nice sized bedrooms have ample closet space and the master has it's own fireplace. Spacious family room with a gas fireplace and beautiful sliding doors that lead to a brand new deck. The kitchen includes all appliances and has a cute coffee bar and a large island/bar for extra seating space. If you aren't in need of a dining room, this space could easily be used as a den or an over-sized office. Two car attached garage, newer windows, new carpet throughout, new blinds on every window, new closet doors and new exterior doors. Very easy to show.

Key facts

• Nice backyard
• Fresh deck stain
• Cozy fireplace

Tags

• NEW INTERIOR PAINT
• FRESH DECK STAIN
• NICE BACKYARD
• COZY FIREPLACE

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished area approximately 1,548
• Construction: Built (year source: public records); Asphalt/fiberglass roof
• Exterior features: Vinyl siding; Lot about 0.26 acres

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Crawl space basement; Two fireplaces; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $37 ($447/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 $227k (15.7% below list).
• Recommended offer: $227k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#96 in OH, #1,481 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Vermilion Local (suburban): math 56% / reading 60% proficiency, ranked #316 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vermilion Elementary School (math 57% / reading 62%, grade B-, #670 of 1,584 statewide, top 45%, 534 students, 37% FRL); Sailorway Middle School (math 64% / reading 64%, grade B+, #221 of 654 statewide, top 35%, 507 students, 36% FRL); Vermilion High School (math 44% / reading 53%, grade D, #427 of 781 statewide, top 55%, 674 students, 31% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 145 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).
• This rent runs 38% of the median local income ($72k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $126k; list at $270k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,400 (15.7% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $256,968
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
764 Regina Dr	0.15mi	3/2.0	1,487 (-4%)	14mo	$307,000	$206	75
701 Arlington Dr	0.27mi	4/2.0 (+1)	1,548 (0%)	14mo	$247,000	$160	71
716 Regina Dr	0.13mi	4/1.5 (+1)	1,536 (-1%)	20mo	$189,900	$124	69
615 Ferndale Ave	0.16mi	2/2.0 (-1)	1,442 (-7%)	11mo	$240,000	$166	66
3654 Elizabeth Dr	0.52mi	4/3.0 (+1)	1,668 (+8%)	1mo	$380,000	$228	53
261 Mornington Rd	0.66mi	3/2.5	1,487 (-4%)	11mo	$285,000	$192	52
254 Kensington Rd	0.59mi	3/1.5	1,413 (-9%)	10mo	$135,000	$96	47
684 Guilford Rd	0.47mi	3/2.5	1,748 (+13%)	22mo	$290,000	$166	37
267 Claremont Rd	0.56mi	3/1.0	1,320 (-15%)	23mo	$198,150	$150	26

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-41,395
• Equity at exit: $40,243

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-33,118
• Equity at exit: $23,336

Cash invested: $75,572 (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 44089

• Active inventory: 145
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $37

Break-even live

Break-even rent $2,227

Max offer price $269,900

Occupancy floor 93%

Sensitivity live

Price	-10% $190	-5% $114	+0% $37	+5% $-39	+10% $-116
Rent	-10% $-142	-5% $-53	+0% $37	+5% $127	+10% $217
Rate	-1.0pp $173	-0.5pp $106	base $37	+0.5pp $-33	+1.0pp $-104

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 Dogwood Ln Vermilion, OH	2.0	2.0	1457	$2,274	$1.56	3d	12	1.07mi

Listing history 14 events

1. 2026-06-21
   days on market $269,900 Active 23 DOM
2. 2026-06-18
   days on market $269,900 Active 20 DOM
3. 2026-06-17
   days on market $269,900 Active 19 DOM
4. 2026-06-16
   days on market $269,900 Active 18 DOM
5. 2026-06-15
   days on market $269,900 Active 17 DOM
6. 2026-06-13
   pricedays on market $269,900 Active 15 DOM
7. 2026-06-09
   days on market $279,900 Active 11 DOM
8. 2026-06-08
   days on market $279,900 Active 10 DOM
9. 2026-06-07
   days on market $279,900 Active 9 DOM
10. 2026-06-05
    days on market $279,900 Active 6 DOM
11. 2026-06-03
    days on market $279,900 Active 5 DOM
12. 2026-06-02
    days on market $279,900 Active 4 DOM
13. 2026-06-01
    days on market $279,900 Active 3 DOM
14. 2026-05-31
    days on market $279,900 Active 2 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: $2,777 · $231/mo
• Projected year-2 tax: $3,494 · $291/mo
• Expected delta: +$717/yr (+$60/mo · 25.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,288
• − Mortgage interest: −$15,119
• − Property taxes: −$2,777
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$7,852
• Taxable loss: −$4,174
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $1,449/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: Vermilion Local
• NCES district ID: 3904682
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $52,091
• Composite: 49.61/100
• National rank: #1981
• State rank: #316 of 656 in OH

Livability — Vermilion

• Score: 81/100
• State rank: #96
• US rank: #1481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vermilion, OH
• County: Erie · 78,232 people
• Metro: Sandusky, OH
• Population (ZIP): 15,873
• Household income: $72,045
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 5.8

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -122.76%
• Current HPI: 206.8223
• 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

+419.3% since first listed

12 events — show timeline

• 2026-05-29 Listed $279,900 MLSNOW
• 2018-06-27 Sold (Public Records) $126,500 Public Records
• 2018-06-27 Sold (MLS) $126,500 FAOR
• 2018-02-09 Listed $126,500 FAOR
• 2017-07-20 Sold (Public Records) $126,500 Public Records
• 2017-07-20 Sold (MLS) $126,500 FAOR
• 2017-07-20 Sold (MLS) $126,500 MLSNOW
• 2017-06-30 Pending — MLSNOW
• 2017-06-27 Contingent — MLSNOW
• 2017-01-31 Listed $129,000 MLSNOW
• 2017-01-31 Listed $129,000 FAOR
• 1988-03-03 Sold (Public Records) $53,900 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,777 · +0.2% YoY. Source: county tax records.