179 Ashwood Dr · Avon Lake, OH 44012

$225,000

4 bd · 2.5 ba · 1,893 sqft · SingleFamily public records · 6 Days on market

Built 1964 0.27 ac lot $119/sqft · 33% below area Est $331k · 32% under ↓ 6% since listing

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Schools +7.0/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks with this classic 4-bedroom, 2.5-bath colonial, ready for a visionary buyer to restore it to its former glory. Nestled in a desirable neighborhood, this property offers generous living spaces and a traditional layout just waiting to be revived. Located just two blocks from Lake Erie in walkable/bikeable community close to schools and pool. . While the home is in need of major restoration, it presents a rare chance to customize and modernize to your exact taste. Bring your contractor and imagination to transform this blank canvas into a stunning family residence. The spacious yard provides room for outdoor living, gardening, or expansion. Priced for its potential, this

Key facts

• Spacious yard
• Room for expansion
• Room for gardening

Tags

• TWO BLOCKS FROM LAKE ERIE
• WALKABLE BIKEABLE COMMUNITY
• SPACIOUS YARD
• ROOM FOR OUTDOOR LIVING
• ROOM FOR GARDENING
• ROOM FOR EXPANSION

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Brick veneer and vinyl siding exterior; Asphalt/fiberglass roof
• Construction: Built (year from public records); Brick veneer and vinyl siding construction; Asphalt/fiberglass roofing; Full unfinished basement
• Exterior features: Lot approximately 0.27 acres

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full unfinished basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 8.7% 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; high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1964 — 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: 1.16% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $331,245
• List price: $225,000
• Delta: -32.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Ashwood Dr	0.00mi	4/2.5	1,863 (-2%)	1mo	$211,000	$113	97
176 Belmar Blvd	0.11mi	3/1.5 (-1)	1,710 (-10%)	2mo	$359,900	$210	68
134 Curtis Dr	0.35mi	3/2.0 (-1)	1,987 (+5%)	5mo	$295,000	$148	64
180 Ashwood Dr	0.03mi	3/2.5 (-1)	1,610 (-15%)	11mo	$345,000	$214	60
33288 Electric Blvd	0.31mi	3/2.5 (-1)	2,044 (+8%)	9mo	$325,000	$159	59
33072 Redwood Blvd	0.51mi	3/2.0 (-1)	1,916 (+1%)	10mo	$335,000	$175	59
272 Moore Rd	0.52mi	4/2.0	1,842 (-3%)	13mo	$342,000	$186	58
165 Belmar Blvd	0.17mi	3/2.5 (-1)	1,624 (-14%)	11mo	$345,000	$212	54
33165 Brookcrest Pl	0.61mi	3/2.5 (-1)	1,996 (+5%)	6mo	$465,000	$233	52
175 Curtis Dr	0.27mi	3/3.5 (-1)	2,156 (+14%)	5mo	$200,000	$93	51
33296 Bonnieview Dr	0.41mi	3/3.5 (-1)	1,692 (-11%)	12mo	$540,000	$319	44
228 Parkwood Ave	0.65mi	3/3.0 (-1)	2,053 (+8%)	12mo	$470,000	$229	38

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-7,846
• Equity at exit: $33,548

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $30,230
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $448

Break-even live

Break-even rent $2,048

Max offer price $225,000

Occupancy floor 78%

Sensitivity live

Price	-10% $575	-5% $512	+0% $448	+5% $384	+10% $321
Rent	-10% $241	-5% $345	+0% $448	+5% $551	+10% $655
Rate	-1.0pp $561	-0.5pp $505	base $448	+0.5pp $390	+1.0pp $330

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   status Pending 878-char remark
2. 2026-05-03
   listed $225,000 Active 878-char remark

ⓘ 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: $4,132 · $344/mo
• Projected year-2 tax: $4,132 · $344/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 ≥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: $31,383
• − Mortgage interest: −$12,603
• − Property taxes: −$4,132
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − Depreciation: −$6,545
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,907/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

-6.2% since first listed

3 events — show timeline

• 2026-06-01 Sold (MLS) $211,000 MLSNOW
• 2026-05-09 Pending — MLSNOW
• 2026-05-03 Listed $225,000 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $4,132 · -5.7% YoY. Source: county tax records.