807 Woodland Ave · Elyria, OH 44035

$140,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 112 Days on market

Built 1900 2,613 sqft lot Est $137k · 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 +6.6/15.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Extensively renovated, spacious 3 bedroom, 1 bathroom house with an excellent layout. The house has too many updates to list here, but a few are new kitchen cabinets, countertop, vanity, toilet, tub surround, quality luxury vinyl plank flooring including in attic, light fixtures, electric box, hot water tank, garage door, dehumidifier, drywall on the first floor, paint, etc. The house has a finished walk-up attic that could be used as a spare room for multiple purposes. The second floor has three bedrooms and one bathroom. Downstairs has a foyer, a huge living room, and a kitchen. The house has a garage and a basement. The furnace and half the roof were replaced within the last three years.

Key facts

• Recently done roof
• Huge living room
• Replaced furnace

Tags

• NEW KITCHEN CABINETS
• FINISHED WALK-UP ATTIC
• HUGE LIVING ROOM
• REPLACED FURNACE
• RECENTLY DONE ROOF

Property features AI

Finance

• Financial info: Annual tax amount listed (2024)

Exterior

• Parking: Detached garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Vinyl siding exterior; Asphalt roof; Above-grade living area approximately 1,040 square feet
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Small lot (0.06 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air gas heating; Ceiling fans for cooling
• Interior features: Updated/remodeled condition; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $21 ($252/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 $117k (16.5% below list).
• Recommended offer: $117k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Elyria — 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 75/100 on livability (#243 in OH, #3,869 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment D, commute F.
• Elyria City Schools (urban): math 21% / reading 37% proficiency, ranked #586 of 656 in OH (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.7%/yr); 356 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,882 (16.5% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Woodland Ave	0.01mi	3/1.0	1,096 (+5%)	4mo	$120,000	$109	87
938 Walnut St	0.11mi	2/1.5 (-1)	1,032 (-1%)	1mo	$70,000	$68	86
363 High St	0.16mi	2/1.0 (-1)	1,044 (+0%)	4mo	$65,000	$62	83
127 Parmely Ave	0.35mi	3/1.0	1,068 (+3%)	3mo	$160,000	$150	77
116 Oak St	0.22mi	3/1.0	940 (-10%)	5mo	$44,900	$48	70
133 Sheriff St	0.49mi	3/1.0	1,008 (-3%)	3mo	$185,580	$184	70
77 King St	0.47mi	3/1.0	984 (-5%)	2mo	$25,000	$25	67
1109 Bell Ave	0.25mi	3/1.0	1,160 (+12%)	3mo	$173,000	$149	67
865 Oakwood Dr	0.22mi	3/1.0	912 (-12%)	6mo	$155,000	$170	64
513 Willow Park Rd	0.66mi	3/1.0	1,017 (-2%)	6mo	$134,500	$132	60
42141 Emerson Ct	0.73mi	3/1.0	1,014 (-2%)	3mo	$162,000	$160	60
412 Jefferson St	0.47mi	3/2.0	1,128 (+8%)	4mo	$147,500	$131	56

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 · 6.74% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-16,808
• Equity at exit: $20,874

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $7,221
• Equity at exit: $12,105

Cash invested: $39,200 (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 44035

• Rents YoY: 6.7%
• Active inventory: 356
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$734
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $21

Break-even live

Break-even rent $1,142

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $61	+0% $21	+5% $-19	+10% $-58
Rent	-10% $-71	-5% $-25	+0% $21	+5% $67	+10% $113
Rate	-1.0pp $91	-0.5pp $57	base $21	+0.5pp $-15	+1.0pp $-52

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
944 Walnut St Elyria, OH	2.0	1.0	1064	$1,200	$1.13	18d	1	0.10mi
100 Rush St Elyria, OH	3.0	1.0	1248	$1,099	$0.88	8d	1	0.61mi
518 Lake Ave Unit 100 Rush Elyria, OH	3.0	1.0	1248	$1,099	$0.88	5d	1	0.62mi
421 Foster Ave Elyria, OH	1.0–2.0	1.0	700	$899	$1.28	2d	1	0.63mi
1780 Lorain Blvd Elyria, OH	2.0–3.0	1.0–2.0	916	$1,100	$1.20	2d	1	0.90mi
138 Mendel Ct #1 Elyria, OH	2.0	1.0	700	$750	$1.07	15d	1	1.00mi
334 Washington Ave Unit 102F Elyria, OH	2.0	1.0	750	$895	$1.19	22d	1	1.27mi
116 Water St Elyria, OH	2.0	1.0	888	$1,100	$1.24	24d	1	1.30mi

Listing history 18 events

1. 2026-06-18
   days on market $140,000 Active 112 DOM
2. 2026-06-17
   days on market $140,000 Active 111 DOM
3. 2026-06-16
   days on market $140,000 Active 110 DOM
4. 2026-06-15
   days on market $140,000 Active 109 DOM
5. 2026-06-13
   days on market $140,000 Active 107 DOM
6. 2026-06-13
   days on market $140,000 Active 106 DOM
7. 2026-06-09
   days on market $140,000 Active 103 DOM
8. 2026-06-08
   days on market $140,000 Active 102 DOM
9. 2026-06-07
   days on market $140,000 Active 101 DOM
10. 2026-06-03
    days on market $140,000 Active 97 DOM
11. 2026-06-02
    days on market $140,000 Active 96 DOM
12. 2026-06-01
    days on market $140,000 Active 95 DOM
13. 2026-05-31
    days on market $140,000 Active 94 DOM
14. 2026-02-26
    listed $140,000 Active
15. 2026-02-04
    historical
16. 2025-08-04
    listed $140,000 Active
17. 2025-05-11
    historical
18. 2024-09-13
    listed $139,900 Active

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,751 · $146/mo
• Expected delta: +$433/yr (+$36/mo · 32.8%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,026
• − Mortgage interest: −$7,842
• − Property taxes: −$1,318
• − Insurance: −$700
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$4,073
• Taxable loss: −$2,152
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $768/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: Elyria City Schools
• NCES district ID: 3904394
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $40,992
• Composite: 24.45/100
• National rank: #7670
• State rank: #586 of 656 in OH

Livability — Elyria

• Score: 75/100
• State rank: #243
• US rank: #3869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elyria, OH
• County: Lorain County · 219,437 people
• City population: 62,179
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 62,179
• Household income: $56,408
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 2229.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 12% Black 11% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 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: ▼ -139.09%
• Current HPI: 199.7354
• Rent YoY: ▲ 6.74%
• 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

+0.1% since first listed

5 events — show timeline

• 2026-02-26 Listed $140,000 MLSNOW
• 2026-02-04 Listing Removed — MLSNOW
• 2025-08-04 Listed $140,000 MLSNOW
• 2025-05-11 Listing Removed — MLSNOW
• 2024-09-13 Listed $139,900 MLSNOW

Property tax history

+5.4%/yr

Latest (2025): $1,318 · +2.0% YoY. Source: county tax records.