5911 Woodland Dr · North Ridgeville, OH 44039

$279,900

4 bd · 2.5 ba · 2,382 sqft · SingleFamily public records · 3 Days on market

Built 1974 0.43 ac lot Est $407k · 31% under $46/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House is move in ready. Neutral dcor, newer carpet (July 2013) throughout. House features fieldstone fireplace in large great room. Family room in teen/in-law suite. Enjoy quiet evenings in the sun room overlooking pond in park-like backyard. Lots of updates, see print out left at house. Very desirable floor plan with updated eat-in kitchen and nook area. Common areas, 2 pools, playground with tennis courts, basketball diamond, walking path and clubhouse. Easy to show. Call today!

Key facts

• Community amenities
• Walking paths
• Corner lot

Tags

• CORNER LOT
• PRIVATE WOODED BACKYARD
• SEPARATE IN-LAW SUITE
• PRIVATE PATIO ENTRANCE
• COMMUNITY AMENITIES
• WALKING PATHS

Property features AI

Finance

• HOA & community: Part of Mill Creek homeowners association; Annual association fee of $550; Association covers common area maintenance, pools, and recreation facilities; Community playground and pool access

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Slab foundation; Shingle roof; Wood siding construction; Property attached
• Construction: Built (year per public records); Wood siding; Shingle roof; Slab foundation
• Exterior features: Private yard; Front porch; Patio; Outbuilding and storage; Corner lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Central air conditioning; Gas/propane heating with fireplace(s)
• Interior features: Fireplace in the den (propane/gas); Has view; Total of 7 rooms
• Laundry & utility: Dedicated laundry room; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (12.6% below list).
• Recommended offer: $245k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% in North Ridgeville — 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 74/100 on livability (#305 in OH, #4,924 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• North Ridgeville City (suburban): math 49% / reading 61% proficiency, ranked #339 of 656 in OH (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Liberty Elementary School (591 students, 23% FRL); North Ridgeville Academic Center (math 49% / reading 57%, grade C+, #372 of 654 statewide, top 58%, 1,878 students, 22% FRL); North Ridgeville High School (math 39% / reading 72%, grade C, #296 of 781 statewide, top 39%, 1,268 students, 20% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $178k; list at $280k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $244,642 (12.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $407,322
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5721 Hickory Trl	0.17mi	4/2.5	2,414 (+1%)	7mo	$335,000	$139	84
5828 Tree Moss Ln	0.36mi	4/2.5	2,284 (-4%)	7mo	$390,000	$171	70
5476 Jacqueline Ln	0.35mi	4/2.5	2,137 (-10%)	1mo	$470,000	$220	66
5757 Hickory Trl	0.14mi	3/2.0 (-1)	2,046 (-14%)	2mo	$350,000	$171	61
5790 Bayberry Cir	0.11mi	4/2.5	2,056 (-14%)	20mo	$310,000	$151	56
5550 Barton Rd	0.29mi	4/2.0	2,076 (-13%)	11mo	$316,000	$152	54
5964 Hickory Trl	0.08mi	3/2.0 (-1)	2,106 (-12%)	20mo	$381,000	$181	53
6065 Brook Cir	0.54mi	4/2.5	2,044 (-14%)	3mo	$315,000	$154	48
32028 Chestnut Ridge Rd	0.62mi	3/2.5 (-1)	2,311 (-3%)	16mo	$733,174	$317	48
32567 Oakhurst Dr	0.74mi	3/2.5 (-1)	2,262 (-5%)	8mo	$365,000	$161	46
30875 Windy Hollow Ln	0.66mi	4/2.5	2,032 (-15%)	15mo	$395,000	$194	32
30824 Windy Hollow Ln	0.65mi	4/2.5	2,032 (-15%)	17mo	$325,000	$160	31

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-52,060
• Equity at exit: $41,734

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-53,684
• Equity at exit: $24,201

Cash invested: $78,372 (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 44039

• Active inventory: 202
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,446 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$409 /mo · $4,909/yr
• Insurance: −$117
• HOA: −$46
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-107

Break-even live

Break-even rent $2,582

Max offer price $261,024

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-28	+0% $-107	+5% $-186	+10% $-265
Rent	-10% $-300	-5% $-203	+0% $-107	+5% $-10	+10% $86
Rate	-1.0pp $34	-0.5pp $-36	base $-107	+0.5pp $-179	+1.0pp $-253

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30871 Lorain Rd North Olmsted, OH	4.0	2.0	1999	$2,750	$1.38	18d	1	0.89mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-21
   days on market $279,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $279,900 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: $4,909 · $409/mo
• Projected year-2 tax: $4,909 · $409/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 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,357
• − Mortgage interest: −$15,679
• − Property taxes: −$4,909
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$552
• − Depreciation: −$8,143
• Taxable loss: −$6,022
• Est. tax savings @ 24.0%: +$1,445
• After-tax cash flow: $163/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: North Ridgeville City
• NCES district ID: 3904453
• Math proficiency: 49% ▼ -21.00%
• Reading proficiency: 61% ▼ -11.00%
• Median HH income: $66,437
• Composite: 48.46/100
• National rank: #2130
• State rank: #339 of 656 in OH

Livability — North Ridgeville

• Score: 74/100
• State rank: #305
• US rank: #4924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Ridgeville, OH
• County: Lorain County · 219,437 people
• City population: 36,780
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,780
• Household income: $96,485
• Rent vs Own: 10.1% rent · 89.9% own
• Severe rent burden: 207.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 9% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -160.14%
• Current HPI: 210.6074
• 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

+47.4% since first listed

7 events — show timeline

• 2026-06-18 Listed $279,900 MLSNOW
• 2014-06-18 Sold (Public Records) $178,000 Public Records
• 2014-06-18 Sold (MLS) $178,000 MLSNOW
• 2014-05-07 Listing Removed — MLSNOW
• 2013-07-17 Listed $184,900 MLSNOW
• 2000-04-05 Sold (MLS) $176,900 MLSNOW
• 1999-08-09 Listed $189,900 MLSNOW

Property tax history

+4.7%/yr

Latest (2025): $4,909 · -4.3% YoY. Source: county tax records.