4958 Northview Ct · Vermilion, OH 44089

$239,900

3 bd · 1.0 ba · 1,533 sqft · SingleFamily public records · 7 Days on market

Built 1970 7,840 sqft lot Est $230k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.6/15.0
• 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

Wonderful split level home on dead end Street. Updated kitchen with granite counter tops, ceramic floors and nice back splash. Updated bath on second floor . 3 bedrooms, all nice sized with refinished wood flooring. Large family room with wood-burning fireplace and new carpeting, Nice enclosed patio that faces the woods. 2 car attached garage. New furnace 2017, new sump pump 2017. Up dated eletrical box. . and so much more. . Close to schools, shopping and highways.

Key facts

• Quiet cul-de-sac
• 4-season room
• 7,840 sq ft lot

Tags

• WOOD BURNING FIREPLACE
• 4-SEASON ROOM
• QUIET CUL-DE-SAC

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Faces south
• Construction: Brick and vinyl siding exterior; Shingle roof; Built (year per public records)
• Exterior features: Deck; Cul-de-sac lot; Wooded lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace; Has view
• Laundry & utility: Washer; Dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $240k).
• Cap rate 25.4% 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; 2 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• At $6,816/mo this rent would consume 114% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1970 — 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. 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: 2.84% ✓
• Cap rate: 25.39%
• Cash-on-cash: 68.19%
• DSCR: 4.03
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $229,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Sweetbriar Dr	0.28mi	3/1.0	1,535 (+0%)	7mo	$227,300	$148	80
4972 Northview Ct	0.01mi	4/2.5 (+1)	1,600 (+4%)	1mo	$210,000	$131	80
1280 Beechview Dr	0.19mi	3/2.0	1,400 (-9%)	1mo	$209,900	$150	72
5573 Martin	0.59mi	3/2.0	1,550 (+1%)	0mo	$329,900	$213	66
4874 Hollyview Dr	0.44mi	4/1.5 (+1)	1,600 (+4%)	1mo	$291,100	$182	64
5001 Hollyview	0.46mi	3/2.0	1,573 (+3%)	7mo	$335,000	$213	64
5229 Devon Dr	0.38mi	3/2.0	1,671 (+9%)	1mo	$235,000	$141	63
1328 Birchview Dr	0.27mi	4/1.5 (+1)	1,664 (+8%)	5mo	$250,000	$150	62
1273 Hollyview Dr	0.32mi	3/2.0	1,407 (-8%)	8mo	$215,000	$153	61
1330 Rolling Meadows Dr	0.37mi	3/1.0	1,309 (-15%)	7mo	$224,900	$172	52
5164 Langfitt St	0.43mi	3/2.0	1,756 (+14%)	7mo	$240,000	$137	46
1501 Rolling Meadows Dr	0.51mi	4/2.5 (+1)	1,728 (+13%)	0mo	$255,000	$148	44

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: 67.6%
• Equity multiple: 4.04×
• Total profit: $204,285
• Equity at exit: $35,770

10-year hold

• IRR: 71.8%
• Equity multiple: 8.31×
• Total profit: $491,126
• Equity at exit: $20,742

Cash invested: $67,172 (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: 2.9×

Monthly cashflow live

• Estimated rent: $6,816 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,431
• Net cashflow: $3,817

Break-even live

Break-even rent $1,984

Max offer price $239,900

Occupancy floor 39%

Sensitivity live

Price	-10% $3,953	-5% $3,885	+0% $3,817	+5% $3,749	+10% $3,681
Rent	-10% $3,279	-5% $3,548	+0% $3,817	+5% $4,086	+10% $4,356
Rate	-1.0pp $3,938	-0.5pp $3,878	base $3,817	+0.5pp $3,755	+1.0pp $3,692

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5012 Hollyview Dr Unit 1496126P Vermilion, OH	4.0	1.5	1679	$8,362	$4.98	45d	1	0.46mi
1041 Dogwood Ln Vermilion, OH	2.0	2.0	1457	$2,274	$1.56	3d	12	1.40mi

Listing history 9 events

1. 2026-05-21
   listed $239,900 Active
2. 2017-08-03
   soldstatus $125,000 470-char remark

   Show marketing remark (470 chars)

   Wonderful split level home on dead end Street. Updated kitchen with granite counter tops, ceramic floors and nice back splash. Updated bath on second floor . 3 bedrooms, all nice sized with refinished wood flooring. Large family room with wood-burning fireplace and new carpeting, Nice enclosed patio that faces the woods. 2 car attached garage. New furnace 2017, new sump pump 2017. Up dated eletrical box. . and so much more. . Close to schools, shopping and highways.

3. 2017-08-03
   soldstatus $125,000

   Show marketing remark (470 chars)

   Wonderful split level home on dead end Street. Updated kitchen with granite counter tops, ceramic floors and nice back splash. Updated bath on second floor . 3 bedrooms, all nice sized with refinished wood flooring. Large family room with wood-burning fireplace and new carpeting, Nice enclosed patio that faces the woods. 2 car attached garage. New furnace 2017, new sump pump 2017. Up dated eletrical box. . and so much more. . Close to schools, shopping and highways.

4. 2017-03-31
   listed $129,900 470-char remark

   Show marketing remark (470 chars)

   Wonderful split level home on dead end Street. Updated kitchen with granite counter tops, ceramic floors and nice back splash. Updated bath on second floor . 3 bedrooms, all nice sized with refinished wood flooring. Large family room with wood-burning fireplace and new carpeting, Nice enclosed patio that faces the woods. 2 car attached garage. New furnace 2017, new sump pump 2017. Up dated eletrical box. . and so much more. . Close to schools, shopping and highways.

5. 2017-02-17
   soldstatus $79,719 163-char remark

   Show marketing remark (163 chars)

   Quaint 3 bed/1 bath home with attached 2 car garage. It offers just over 1,000 sq. ft. of living space. Near schools, a community pool, restaurants, and Lake Erie.

6. 2017-01-20
   listed $74,200 163-char remark

   Show marketing remark (163 chars)

   Quaint 3 bed/1 bath home with attached 2 car garage. It offers just over 1,000 sq. ft. of living space. Near schools, a community pool, restaurants, and Lake Erie.

7. 2015-03-17
   historical
8. 2014-03-17
   listed $89,000
9. 2006-02-02
   soldstatus $130,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$615/yr (+$51/mo · 24.5%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,789
• − Mortgage interest: −$13,438
• − Property taxes: −$2,512
• − Insurance: −$1,200
• − Repairs & maintenance: −$6,543
• − Management: −$6,543
• − Depreciation: −$6,979
• Taxable income: $44,574
• Est. tax owed @ 24.0%: −$10,698
• After-tax cash flow: $35,107/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

+84.5% since first listed

9 events — show timeline

• 2026-05-21 Listed $239,900 MLSNOW
• 2017-08-03 Sold (Public Records) $125,000 Public Records
• 2017-08-03 Sold (MLS) $125,000 MLSNOW
• 2017-03-31 Listed $129,900 MLSNOW
• 2017-02-17 Sold (MLS) $79,719 FAOR
• 2017-01-20 Listed $74,200 FAOR
• 2015-03-17 Listing Removed — MLSNOW
• 2014-03-17 Listed $89,000 MLSNOW
• 2006-02-02 Sold (Public Records) $130,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,512 · -2.9% YoY. Source: county tax records.