1110 By The Shores Dr #3 · Huron, OH 44839

$214,900

2 bd · 1.5 ba · 1,296 sqft · Condo · 67 Days on market

Built 1973 $393/mo HOA · 16% 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).

• Cash flow +15.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.8/10.0
• DSCR +4.9/10.0
• 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

Beautuful Wooded Setting Near Lake Erie. Many Updates. Neutral Decor W/ Berber Carpet. Two Bedroom, 1 1/2 Bath Condo With One Car Detached Garage. Front & Back Patio. Mint Condition. Monthly Maintenance Fee Includes Gas Heat, Insurance, H2o, Sewer, Trash Pickup, Lawn Care And Snow Removal. Appliances Sta

Key facts

• Lake erie views
• Jack and jill bath
• Spacious deck

Tags

• LAKE ERIE VIEWS
• PRIVATE COURTYARD
• SPACIOUS DECK
• OPEN LIVING DINING AREAS
• JACK AND JILL BATH
• WASHER AND DRYER NOOK

Property features AI

Finance

• Other: Located in the Beachwood Shores Condominium neighborhood
• HOA & community: Homeowners association with a monthly fee of $393

Exterior

• Parking: Detached garage; 1 garage space; Garage door opener; Off-street paved parking; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Condominium; 2 stories
• Construction: Brick construction; Asphalt roof; Slab foundation
• Exterior features: Deck; Shed(s); Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 5 rooms (room breakdown not provided)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher; Dryer; Microwave; Range; Refrigerator; Washer; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.9% in Huron — 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 79/100 on livability (#137 in OH, #2,149 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• Huron City Schools (town): math 60% / reading 76% proficiency, ranked #164 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• This rent runs 39% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $108k; list at $215k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $202,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-28,374
• Equity at exit: $32,042

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-15,628
• Equity at exit: $18,581

Cash invested: $60,172 (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 44839

• Active inventory: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$393
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $97

Break-even live

Break-even rent $2,377

Max offer price $214,900

Occupancy floor 91%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Miami Pl Huron, OH	3.0	2.0	1515	$2,500	$1.65	23d	1	0.80mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Likely covers: watersewertrashgaslandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-19
   days on market $214,900 Active 67 DOM
2. 2026-06-18
   days on market $214,900 Active 66 DOM
3. 2026-06-17
   days on market $214,900 Active 65 DOM
4. 2026-06-16
   days on market $214,900 Active 64 DOM
5. 2026-06-15
   days on market $214,900 Active 63 DOM
6. 2026-06-14
   days on market $214,900 Active 61 DOM
7. 2026-06-12
   days on market $214,900 Active 60 DOM
8. 2026-06-09
   days on market $214,900 Active 57 DOM
9. 2026-06-08
   days on market $214,900 Active 56 DOM
10. 2026-06-07
    days on market $214,900 Active 55 DOM
11. 2026-06-03
    days on market $214,900 Active 51 DOM
12. 2026-06-02
    days on market $214,900 Active 50 DOM
13. 2026-06-01
    days on market $214,900 Active 49 DOM
14. 2026-05-31
    days on market $214,900 Active 48 DOM
15. 2026-05-30
    days on market $214,900 Active 47 DOM
16. 2026-04-13
    listed $224,900 Active
17. 2025-09-30
    price $224,900
18. 2025-07-31
    price $234,900
19. 2025-07-25
    price $244,900
20. 2025-07-14
    price $249,900
21. 2004-11-30
    soldstatus $108,500 310-char remark

    Show marketing remark (310 chars)

    Beautuful Wooded Setting Near Lake Erie. Many Updates. Neutral Decor W/ Berber Carpet. Two Bedroom, 1 1/2 Bath Condo With One Car Detached Garage. Front & Back Patio. Mint Condition. Monthly Maintenance Fee Includes Gas Heat, Insurance, H2o, Sewer, Trash Pickup, Lawn Care And Snow Removal. Appliances Sta

22. 2004-10-14
    listed $115,900 310-char remark

    Show marketing remark (310 chars)

    Beautuful Wooded Setting Near Lake Erie. Many Updates. Neutral Decor W/ Berber Carpet. Two Bedroom, 1 1/2 Bath Condo With One Car Detached Garage. Front & Back Patio. Mint Condition. Monthly Maintenance Fee Includes Gas Heat, Insurance, H2o, Sewer, Trash Pickup, Lawn Care And Snow Removal. Appliances Sta

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$4,716
• − Depreciation: −$6,252
• Taxable loss: −$2,103
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $1,667/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: Huron City Schools
• NCES district ID: 3904413
• Math proficiency: 60% ▼ -18.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $56,995
• Composite: 58.32/100
• National rank: #1013
• State rank: #164 of 656 in OH

Livability — Huron

• Score: 79/100
• State rank: #137
• US rank: #2149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, OH
• County: Erie · 78,232 people
• City population: 12,702
• Metro: Sandusky, OH
• Population (ZIP): 12,702
• Household income: $77,377
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 4.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 3%
• Foreign-born: 2% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Korean 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: ▼ -111.15%
• Current HPI: 200.6889
• 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

+94.0% since first listed

7 events — show timeline

• 2026-04-13 Listed $224,900 FAOR
• 2025-09-30 Price Changed $224,900 FAOR
• 2025-07-31 Price Changed $234,900 FAOR
• 2025-07-25 Price Changed $244,900 FAOR
• 2025-07-14 Price Changed $249,900 FAOR
• 2004-11-30 Sold (MLS) $108,500 MLSNOW
• 2004-10-14 Listed $115,900 MLSNOW