34429 Beach Park Dr · Eastlake, OH 44095

$174,500

3 bd · 1.0 ba · 898 sqft · SingleFamily public records · 10 Days on market

Built 1954 6,991 sqft lot Est $150k · 16% 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 +19.2/30.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3 bedroom, 1 bath home. New kitchen, bathroom, and flooring in 2019. Also new ceiling fans installed last year in all 3 of the bedrooms. You'll also find a newer roof, furnace, HWT, A/C, and windows.

Key facts

• Easy-flow layout
• Eastlake location
• Granite countertops

Tags

• EASTLAKE LOCATION
• EASY-FLOW LAYOUT
• NEW STAINLESS STEEL APPLIANCES
• DEDICATED PANTRY AREA
• GRANITE COUNTERTOPS
• SPACIOUS LAUNDRY AREA

Property features AI

Exterior

• Parking: Attached garage (1 car); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces north
• Construction: Brick construction; Asphalt roof; Built in public-records year; Home warranty included
• Exterior features: Front yard; Back yard; Chain link fencing; Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: 5 total rooms; Patio; Shed(s)
• Laundry & utility: Washer; Dryer; Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $159k (9.0% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.8% in Eastlake — 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 68/100 on livability (#550 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D+, amenities F, commute F.
• Willoughby-Eastlake City (suburban): math 42% / reading 58% proficiency, ranked #434 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 33y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,749 (9.0% below list)

Questions for the listing agent

1. Built in 1954 — 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: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $149,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 E 347th St	0.18mi	3/1.0	975 (+9%)	16mo	$112,500	$115	64
34114 Lake Shore Blvd	0.52mi	2/1.0 (-1)	870 (-3%)	2mo	$145,000	$167	64
1041 E 349th St	0.51mi	2/1.0 (-1)	887 (-1%)	8mo	$166,000	$187	63
1009 E 347th St	0.39mi	3/1.0	972 (+8%)	9mo	$179,900	$185	60
34682 Iris Ln	0.15mi	3/1.5	1,032 (+15%)	8mo	$220,000	$213	60
34269 Sylvia Dr	0.33mi	3/1.0	1,008 (+12%)	7mo	$75,000	$74	59
731 E 344th St	0.10mi	2/1.0 (-1)	1,013 (+13%)	20mo	$170,000	$168	52
33688 Guilbert Rd	0.59mi	2/1.0 (-1)	828 (-8%)	3mo	$132,500	$160	52
34045 Sylvia Dr	0.42mi	3/1.5	980 (+9%)	21mo	$165,500	$169	46
1101 Waverly Rd	0.74mi	2/1.0 (-1)	900 (+0%)	19mo	$139,050	$155	44
34312 Lake Shore Blvd	0.52mi	3/1.0	999 (+11%)	22mo	$155,000	$155	38
1221 E 340th St	0.70mi	2/1.0 (-1)	1,001 (+12%)	22mo	$157,000	$157	25

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,342
• Equity at exit: $26,019

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $16,181
• Equity at exit: $15,088

Cash invested: $48,860 (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 44095

• Rents YoY: 4.8%
• Active inventory: 132
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $189

Break-even live

Break-even rent $1,348

Max offer price $174,500

Occupancy floor 83%

Sensitivity live

Price	-10% $288	-5% $239	+0% $189	+5% $140	+10% $90
Rent	-10% $64	-5% $127	+0% $189	+5% $252	+10% $315
Rate	-1.0pp $277	-0.5pp $234	base $189	+0.5pp $144	+1.0pp $98

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33201 Vine St Willowick, OH	1.0–2.0	1.0	621	$1,200	$1.93	21d	1	1.03mi
1323 E 360th St Eastlake, OH	3.0	1.0	1036	$1,599	$1.54	17d	1	1.13mi
360 E 326th St Willowick, OH	2.0	2.0	1053	$1,447	$1.37	3d	1	1.15mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $174,500 Active 10 DOM
2. 2026-06-13
   statusdays on market $174,500 Pending 9 DOM
3. 2026-06-09
   days on market $174,500 Active 8 DOM
4. 2026-06-08
   days on market $174,500 Active 7 DOM
5. 2026-06-07
   days on market $174,500 Active 6 DOM
6. 2026-06-03
   days on market $174,500 Active 2 DOM
7. 2026-06-01
   remarks 699-char remark
8. 2026-06-01
   listed $174,500 Active 1 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: $925 · $77/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$899/yr (+$75/mo · 97.2%)

ⓘ 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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,050
• − Mortgage interest: −$9,775
• − Property taxes: −$925
• − Insurance: −$872
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$5,076
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,426/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: Willoughby-Eastlake City
• NCES district ID: 3904510
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $52,500
• Composite: 42.96/100
• National rank: #3110
• State rank: #434 of 656 in OH

Livability — Eastlake

• Score: 68/100
• State rank: #550
• US rank: #9388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastlake, OH
• County: Lake County · 204,927 people
• City population: 32,363
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,363
• Household income: $71,543
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 590.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% Spanish 1% German/W. Germanic 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: ▼ -187.78%
• Current HPI: 171.8121
• Rent YoY: ▲ 4.81%
• 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

+267.4% since first listed

25 events — show timeline

• 2026-05-20 Listed $174,500 MLSNOW
• 2020-08-30 Listing Removed — MLSNOW
• 2020-08-30 Contingent — MLSNOW
• 2020-08-29 Listing Removed — MLSNOW
• 2020-08-28 Sold (Public Records) $125,000 Public Records
• 2020-08-28 Sold (MLS) $125,000 MLSNOW
• 2020-08-10 Contingent — MLSNOW
• 2020-08-08 Listed $122,900 MLSNOW
• 2020-08-05 Coming Soon $122,900 MLSNOW
• 2019-11-11 Listing Removed — MLSNOW
• 2019-10-28 Price Changed $116,900 MLSNOW
• 2019-10-17 Listed $119,900 MLSNOW
• 2019-08-02 Sold (Public Records) $78,000 Public Records
• 2019-08-02 Sold (MLS) $78,000 MLSNOW
• 2019-07-24 Pending — MLSNOW
• 2019-07-12 Listed $89,900 MLSNOW
• 2004-02-16 Sold (MLS) $75,000 MLSNOW
• 2004-02-13 Sold (Public Records) $75,000 Public Records
• 2003-09-19 Listed $99,900 MLSNOW
• 1995-06-16 Sold (MLS) $75,000 MLSNOW
• 1995-06-15 Sold (Public Records) $75,000 Public Records
• 1995-04-30 Listed $75,000 MLSNOW
• 1994-02-08 Listing Removed — MLSNOW
• 1993-11-08 Listed $74,900 MLSNOW
• 1986-10-08 Sold (Public Records) $47,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $925 · -41.2% YoY. Source: county tax records.