225 Burton St · Fairport Harbor, OH 44077

$194,900

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 23 Days on market

Built 1967 5,998 sqft lot Est $197k · at est.

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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 +7.9/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate Condition In Area Of Nice Homes. Extra Room Is Bedroom In Basement.

Key facts

• Vinyl flooring
• Gas fireplace
• Wooden crown molding

Tags

• COMPOSITE COVERED FRONT PORCH
• NEWER FRONT SCREEN DOOR
• WOODEN CROWN MOLDING
• BUILT-IN WOODEN CABINET
• GAS FIREPLACE
• VINYL FLOORING

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Detached garage with 1 garage space; Driveway; Garage door opener; Paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Entry level includes primary bedroom; Shingle (asphalt/fiberglass) roof
• Construction: Built per public records; Concrete perimeter and block foundation; Vinyl siding construction
• Exterior features: Front porch; Basement (full, unfinished) with storage space; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main level bedrooms
• Bathrooms: 2 full bathrooms; 1 main level bathroom
• Heating & cooling: Gas heating; Hot water / steam heating; Ceiling fans; Window air conditioning units
• Interior features: Built-in bookcases; Ceiling fans; Crown molding; Laminate countertops; Natural woodwork; Primary bedroom on main level
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room located in basement / lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $29 ($345/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 $178k (8.7% below list).
• Recommended offer: $178k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#446 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Fairport Harbor Exempted Village (suburban): math 26% / reading 45% proficiency, ranked #558 of 656 in OH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mckinley Elementary School (math 27% / reading 52%, grade F, #1,055 of 1,584 statewide, top 68%, 269 students, 57% FRL); Fairport Harding High School (math 22% / reading 42%, grade F, #607 of 781 statewide, top 78%, 349 students, 39% FRL).
• Market conditions: Rents rising (+3.7%/yr); 275 active listings in the ZIP; solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 34y 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 $110k; list at $195k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $178,032 (8.7% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.91% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Courtland St	0.16mi	3/1.5 (-1)	1,388 (-1%)	9mo	$179,500	$129	76
223 King St	0.10mi	3/2.0 (-1)	1,362 (-3%)	15mo	$191,050	$140	73
311 6th St	0.39mi	3/2.5 (-1)	1,350 (-4%)	2mo	$205,000	$152	66
226 Orchard St	0.04mi	3/2.0 (-1)	1,288 (-8%)	22mo	$149,000	$116	61
506 6th St	0.42mi	3/2.0 (-1)	1,420 (+1%)	22mo	$214,900	$151	56
536 Independence St	0.51mi	3/2.0 (-1)	1,248 (-11%)	2mo	$220,000	$176	51
543 6th St	0.48mi	3/2.0 (-1)	1,224 (-13%)	0mo	$205,000	$167	51
429 Eagle St	0.54mi	3/1.0 (-1)	1,496 (+7%)	8mo	$207,000	$138	48
425 5th St	0.52mi	3/1.5 (-1)	1,557 (+11%)	20mo	$208,500	$134	34
617 New 4th St	0.69mi	3/1.0 (-1)	1,238 (-12%)	14mo	$148,000	$120	28

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-28,479
• Equity at exit: $29,060

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-17,152
• Equity at exit: $16,851

Cash invested: $54,572 (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 44077

• Rents YoY: 3.7%
• Active inventory: 275
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$274 /mo · $3,293/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $29

Break-even live

Break-even rent $1,744

Max offer price $194,900

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $84	+0% $29	+5% $-26	+10% $-82
Rent	-10% $-112	-5% $-42	+0% $29	+5% $99	+10% $169
Rate	-1.0pp $127	-0.5pp $78	base $29	+0.5pp $-22	+1.0pp $-73

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   status $194,900 Pending 23 DOM
2. 2026-06-17
   days on market $194,900 Contingent 23 DOM
3. 2026-06-16
   days on market $194,900 Contingent 22 DOM
4. 2026-06-15
   days on market $194,900 Contingent 21 DOM
5. 2026-06-13
   days on market $194,900 Contingent 19 DOM
6. 2026-06-13
   days on market $194,900 Contingent 18 DOM
7. 2026-06-09
   days on market $194,900 Contingent 15 DOM
8. 2026-06-08
   days on market $194,900 Contingent 14 DOM
9. 2026-06-07
   days on market $194,900 Contingent 13 DOM
10. 2026-06-05
    statusdays on market $194,900 Contingent 10 DOM
11. 2026-06-03
    days on market $194,900 Active 9 DOM
12. 2026-06-02
    days on market $194,900 Active 8 DOM
13. 2026-06-01
    days on market $194,900 Active 7 DOM
14. 2026-05-31
    days on market $194,900 Active 6 DOM
15. 2026-05-25
    listed $194,900 Active
16. 2009-11-02
    soldstatus $109,900
17. 1992-08-21
    soldstatus $77,500 78-char remark

    Show marketing remark (78 chars)

    Immaculate Condition In Area Of Nice Homes. Extra Room Is Bedroom In Basement.

18. 1992-08-21
    soldstatus $77,500

    Show marketing remark (78 chars)

    Immaculate Condition In Area Of Nice Homes. Extra Room Is Bedroom In Basement.

19. 1992-06-01
    listed $77,500 78-char remark

    Show marketing remark (78 chars)

    Immaculate Condition In Area Of Nice Homes. Extra Room Is Bedroom In Basement.

20. 1985-11-22
    soldstatus $57,000

ⓘ 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: $3,293 · $274/mo
• Projected year-2 tax: $3,293 · $274/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,364
• − Mortgage interest: −$10,917
• − Property taxes: −$3,293
• − Insurance: −$974
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,670
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,043/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: Fairport Harbor Exempted Village
• NCES district ID: 3904536
• Math proficiency: 26% ▼ -16.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $46,266
• Composite: 30.33/100
• National rank: #6270
• State rank: #558 of 656 in OH

Livability — Fairport Harbor

• Score: 71/100
• State rank: #446
• US rank: #7313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairport Harbor, OH
• County: Lake County · 204,927 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 57,325
• Household income: $85,056
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1333.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.05%
• Current HPI: 181.2976
• Rent YoY: ▲ 3.68%
• 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

+241.9% since first listed

6 events — show timeline

• 2026-05-25 Listed $194,900 MLSNOW
• 2009-11-02 Sold (Public Records) $109,900 Public Records
• 1992-08-21 Sold (Public Records) $77,500 Public Records
• 1992-08-21 Sold (MLS) $77,500 MLSNOW
• 1992-06-01 Listed $77,500 MLSNOW
• 1985-11-22 Sold (Public Records) $57,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,293 · +2.1% YoY. Source: county tax records.