1000 Riverside Dr · Vermilion, OH 44089

$499,000

4 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 42 Days on market

Built 1984 0.46 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning home truly is a must see! It features four bedrooms, two bathrooms, spacious dining room with access to deck. Cozy eat-in kitchen, that opens up into a grand and inviting living room! You can open the shades and let the sun shine in or keep them closed for privacy to relax in front of the gas log fireplace. This open floor plan allows you to entertain or keep it private. Let's not forget the view you will get from your monster, multilevel wraparound deck. Has some very nice river views. Also there is a two car garage with a workshop area, or simply use it for storage for jet skis or other water toys. Feature front yard walk to your own private deck for the fisherman or boating enthusiast. This home is truly one of Vermilion's hidden treasures!

Key facts

• Large deck
• Hot tub
• Dedicated wet bar

Tags

• RIVERFRONT LIVING
• DEDICATED WET BAR
• LARGE DECK
• HOT TUB
• DIRECT WATER ACCESS
• BOAT SLIP

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Carport with 1 space; Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Boat slip; Deck; Full wood fencing; Waterfront lot; Has a view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cathedral ceilings; Kitchen island; Open floor plan; Bar
• Laundry & utility: Washer; Dryer; Laundry inside on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 6.2% in Vermilion — 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 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.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• At $6,422/mo this rent would consume 107% of the median local household income ($72k/yr) — 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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 $220k; list at $499k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $484,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.29% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $265,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5164 Langfitt St	0.50mi	3/2.0 (-1)	1,756 (-2%)	7mo	$240,000	$137	62
1328 Birchview Dr	0.43mi	4/1.5	1,664 (-7%)	5mo	$250,000	$150	62
1501 Rolling Meadows Dr	0.65mi	4/2.5	1,728 (-4%)	0mo	$255,000	$148	61
4972 Northview Ct	0.42mi	4/2.5	1,600 (-11%)	1mo	$210,000	$131	59
5229 Devon Dr	0.54mi	3/2.0 (-1)	1,671 (-7%)	1mo	$235,000	$141	57
6611 W River Rd	0.59mi	4/2.0	1,700 (-5%)	10mo	$284,900	$168	55
4973 Woodview Dr	0.58mi	4/2.5	1,965 (+9%)	6mo	$325,000	$165	50
4745 Timberview Dr	0.58mi	3/2.5 (-1)	1,659 (-8%)	9mo	$235,000	$142	46
4348 Tomahawk Ln	0.43mi	4/2.5	2,047 (+14%)	13mo	$420,000	$205	44
1020 Sweetbriar Dr	0.45mi	3/1.0 (-1)	1,535 (-14%)	7mo	$227,300	$148	40
1421 Rolling Meadows Dr	0.57mi	3/2.0 (-1)	1,548 (-14%)	10mo	$275,500	$178	37
5057 Oakview Dr	0.73mi	3/1.0 (-1)	1,578 (-12%)	13mo	$199,500	$126	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: 3.2%
• Equity multiple: 1.12×
• Total profit: $17,443
• Equity at exit: $74,403

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $142,182
• Equity at exit: $43,144

Cash invested: $139,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $6,422 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $1,541

Break-even live

Break-even rent $4,472

Max offer price $499,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,824	-5% $1,682	+0% $1,541	+5% $1,400	+10% $1,259
Rent	-10% $1,034	-5% $1,287	+0% $1,541	+5% $1,795	+10% $2,048
Rate	-1.0pp $1,792	-0.5pp $1,668	base $1,541	+0.5pp $1,412	+1.0pp $1,280

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4861 Pineview Dr Unit 1496121P Vermilion, OH	5.0	2.0	2055	$6,645	$3.23	2d	1	0.49mi
5012 Hollyview Dr Unit 1496126P Vermilion, OH	4.0	1.5	1679	$8,362	$4.98	44d	1	0.81mi
5821 South St Vermilion, OH	5.0	2.5	2007	$2,995	$1.49	2d	1	1.16mi

Listing history 18 events

1. 2026-04-23
   historical Contingent
2. 2026-04-22
   status Pending
3. 2026-04-22
   historical Contingent
4. 2026-04-16
   listed $499,000 Active
5. 2016-03-16
   soldstatus $220,000 767-char remark

   Show marketing remark (767 chars)

   This stunning home truly is a must see! It features four bedrooms, two bathrooms, spacious dining room with access to deck. Cozy eat-in kitchen, that opens up into a grand and inviting living room! You can open the shades and let the sun shine in or keep them closed for privacy to relax in front of the gas log fireplace. This open floor plan allows you to entertain or keep it private. Let's not forget the view you will get from your monster, multilevel wraparound deck. Has some very nice river views. Also there is a two car garage with a workshop area, or simply use it for storage for jet skis or other water toys. Feature front yard walk to your own private deck for the fisherman or boating enthusiast. This home is truly one of Vermilion's hidden treasures!

6. 2015-04-17
   listed $230,000 767-char remark

   Show marketing remark (767 chars)

   This stunning home truly is a must see! It features four bedrooms, two bathrooms, spacious dining room with access to deck. Cozy eat-in kitchen, that opens up into a grand and inviting living room! You can open the shades and let the sun shine in or keep them closed for privacy to relax in front of the gas log fireplace. This open floor plan allows you to entertain or keep it private. Let's not forget the view you will get from your monster, multilevel wraparound deck. Has some very nice river views. Also there is a two car garage with a workshop area, or simply use it for storage for jet skis or other water toys. Feature front yard walk to your own private deck for the fisherman or boating enthusiast. This home is truly one of Vermilion's hidden treasures!

7. 2014-06-13
   historical
8. 2013-06-13
   listed $249,900
9. 2013-05-27
   historical
10. 2012-06-02
    historical
11. 2012-05-27
    listed $255,000
12. 2011-06-05
    listed $295,000
13. 2011-05-29
    historical
14. 2010-08-23
    listed $295,000
15. 1996-07-12
    soldstatus $155,000
16. 1996-07-12
    soldstatus $155,000
17. 1996-06-03
    historical
18. 1995-01-03
    listed $165,000

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $5,580 · $465/mo
• Expected delta: +$2,205/yr (+$184/mo · 65.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,067
• − Mortgage interest: −$27,952
• − Property taxes: −$3,375
• − Insurance: −$7,614
• − Repairs & maintenance: −$6,165
• − Management: −$6,165
• − Depreciation: −$14,516
• Taxable income: $11,280
• Est. tax owed @ 24.0%: −$2,707
• After-tax cash flow: $15,786/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 (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

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 · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

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

+202.4% since first listed

18 events — show timeline

• 2026-04-23 Contingent — MLSNOW
• 2026-04-22 Pending — MLSNOW
• 2026-04-22 Contingent — MLSNOW
• 2026-04-16 Listed $499,000 MLSNOW
• 2016-03-16 Sold (MLS) $220,000 MLSNOW
• 2015-04-17 Listed $230,000 MLSNOW
• 2014-06-13 Listing Removed — MLSNOW
• 2013-06-13 Listed $249,900 MLSNOW
• 2013-05-27 Listing Removed — MLSNOW
• 2012-06-02 Listing Removed — MLSNOW
• 2012-05-27 Listed $255,000 MLSNOW
• 2011-06-05 Listed $295,000 MLSNOW
• 2011-05-29 Listing Removed — MLSNOW
• 2010-08-23 Listed $295,000 MLSNOW
• 1996-07-12 Sold (Public Records) $155,000 Public Records
• 1996-07-12 Sold (MLS) $155,000 MLSNOW
• 1996-06-03 Listing Removed — MLSNOW
• 1995-01-03 Listed $165,000 MLSNOW

Property tax history

+4.1%/yr

Latest (2025): $3,375 · -2.9% YoY. Source: county tax records.