Ashton Plan · Westlake, OH 44145

$374,990

3 bd · 2.5 ba · 1,854 sqft · Townhouse · 807 Days on market

Excellent condition

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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 +7.5/15.0
• Schools +7.5/10.0
• Cash flow +7.1/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The open concept Ashton design is perfect for people who like to entertain. The spacious home includes an open first floor and functional bedroom level offering plenty of options for casual and formal gatherings. Thoughtful, high-end features including granite countertops and a large center kitchen island make a lasting impression.

Key facts

• Large center island
• Open concept design
• Granite countertops

Tags

• OPEN CONCEPT DESIGN
• FUNCTIONAL BEDROOM LEVEL
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND

🏗️ New construction. The $374,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $446,256.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $375k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (17.2% below list).
• Recommended offer: $310k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#79 in OH, #1,202 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Westlake City (suburban): math 71% / reading 79% proficiency, ranked #76 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Westlake Elementary School (math 80% / reading 75%, grade A, #213 of 1,584 statewide, top 14%, 1,217 students, 15% FRL); Lee Burneson Middle School (math 75% / reading 83%, grade A+, #54 of 654 statewide, top 9%, 498 students, 16% FRL); Westlake High School (math 56% / reading 81%, grade B, #130 of 781 statewide, top 17%, 1,066 students, 15% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 361 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).
• This rent runs 33% of the median local income ($112k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 807 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Recommended offer $310,322 (17.2% 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. It's been on market 807 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $446,256
• List price: $374,990
• Delta: -15.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1669 Merlot Ln	0.02mi	3/2.5	1,854 (0%)	6mo	$415,000	$224	94
28190 Zinfandel Ct	0.07mi	3/2.5	1,954 (+5%)	0mo	$469,990	$241	87
1717 Merlot Ln	0.02mi	3/2.5	1,954 (+5%)	5mo	$479,500	$245	86
1656 Merlot Ln	0.04mi	3/2.5	2,048 (+10%)	2mo	$460,000	$225	79
1725 Merlot Ln	0.02mi	3/2.5	2,054 (+11%)	7mo	$489,000	$238	75
28186 Zinfandel Ct	0.07mi	4/2.5 (+1)	1,997 (+8%)	5mo	$486,990	$244	75
28163 Zinfandel Ct	0.12mi	3/2.5	2,064 (+11%)	6mo	$489,000	$237	71
27652 Serviceberry Ct	0.70mi	3/2.5	1,903 (+3%)	2mo	$445,000	$234	61
879 S Parkside Dr	0.66mi	3/2.5	1,847 (-0%)	9mo	$409,000	$221	61
850 S Parkside Dr	0.68mi	3/2.5	2,052 (+11%)	3mo	$417,500	$203	48
27843 Ironwood Ct	0.63mi	3/2.5	2,052 (+11%)	6mo	$433,000	$211	48
830 S Greenway Dr	0.70mi	3/2.5	2,054 (+11%)	3mo	$425,000	$207	47

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.08×
• Total profit: $-114,655
• Equity at exit: $66,538

10-year hold

• IRR: -28.3%
• Equity multiple: -0.28×
• Total profit: $-160,052
• Equity at exit: $38,584

Cash invested: $124,952 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 15 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $449,000 ($219/sqft)
• Median days on market: 75 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 44145

• Rents YoY: 2.3%
• Active inventory: 361
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,103 high
• Mortgage (P&I): −$2,340
• Tax est. 1.5%: −$558 /mo · $6,694/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $-632

Break-even live

Break-even rent $3,904

Max offer price $354,742

Occupancy floor —

Sensitivity live

Price	-10% $-324	-5% $-478	+0% $-632	+5% $-787	+10% $-941
Rent	-10% $-878	-5% $-755	+0% $-632	+5% $-510	+10% $-387
Rate	-1.0pp $-408	-0.5pp $-519	base $-632	+0.5pp $-748	+1.0pp $-866

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: $111,564
• Closing costs: $13,388
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Westford Cir Westlake, OH	1.0–2.0	1.0–2.0	948	$2,239	$2.36	112d	1	0.59mi
27661 Serviceberry Ct Unit B Westlake, OH	3.0	2.5	1808	$3,250	$1.80	0d	1	0.68mi
1346 Patti Park #65 Westlake, OH	3.0	2.5	1386	$2,195	$1.58	2d	1	0.68mi
1346 Patti Park Westlake, OH	3.0	2.5	1386	$2,195	$1.58	10d	1	0.70mi
27844 Knickerbocker Rd Bay Village, OH	4.0	2.0	1496	$2,022	$1.35	0d	1	0.99mi
177 Market St Westlake, OH	2.0	1.0–2.0	1072	$3,190	$2.97	0d	42	1.04mi
131 Vine St #51 Westlake, OH	2.0	2.5	1750	$3,750	$2.14	184d	1	1.11mi
127 Vine St #50 Westlake, OH	2.0	2.5	1792	$3,500	$1.95	2d	1	1.12mi
135 Vine St #52 Westlake, OH	2.0	2.5	1792	$3,700	$2.06	1d	1	1.12mi
135 Vine St #52 Westlake, OH	2.0	2.5	1792	$3,700	$2.06	23d	1	1.12mi
2547 Wyndgate Ct #2547 Westlake, OH	3.0	2.5	1514	$3,200	$2.11	164d	1	1.14mi
314 Halstead Ln Westlake, OH	2.0	2.5	1792	$3,900	$2.18	138d	1	1.15mi
31 Ashbourne Dr Westlake, OH	2.0	3.5	2100	$5,000	$2.38	107d	1	1.15mi
2538 Wyndgate Ct Unit 2538 Westlake, OH	3.0	2.5	1819	$2,950	$1.62	10d	1	1.15mi
27 Ashbourne Dr Westlake, OH	2.0	2.5	2128	$4,100	$1.93	138d	1	1.16mi
2601 Wyndgate Ct Westlake, OH	3.0	2.5	1819	$3,000	$1.65	143d	1	1.21mi
2620 Wyndgate Ct Westlake, OH	3.0	2.5	1819	$3,500	$1.92	55d	1	1.25mi
2708 Wyndgate Ct Westlake, OH	3.0	2.5	1709	$2,800	$1.64	9d	1	1.29mi
2672 Wyndgate Ct #2672 Westlake, OH	3.0	2.5	1514	$3,000	$1.98	164d	1	1.31mi
2695 Wyndgate Ct Westlake, OH	3.0	2.5	1819	$3,500	$1.92	184d	1	1.32mi

Listing history 50 events

1. 2026-11-08
   days on market $374,990 Active 807 DOM
2. 2026-11-07
   days on market $374,990 Active 806 DOM
3. 2026-11-06
   days on market $374,990 Active 805 DOM
4. 2026-11-05
   days on market $374,990 Active 804 DOM
5. 2026-11-04
   days on market $374,990 Active 803 DOM
6. 2026-11-02
   days on market $374,990 Active 801 DOM
7. 2026-11-01
   days on market $374,990 Active 800 DOM
8. 2026-10-31
   days on market $374,990 Active 799 DOM
9. 2026-10-30
   days on market $374,990 Active 798 DOM
10. 2026-10-29
    days on market $374,990 Active 797 DOM
11. 2026-10-28
    days on market $374,990 Active 796 DOM
12. 2026-10-27
    days on market $374,990 Active 795 DOM
13. 2026-10-26
    days on market $374,990 Active 794 DOM
14. 2026-10-25
    days on market $374,990 Active 793 DOM
15. 2026-10-24
    days on market $374,990 Active 792 DOM
16. 2026-10-23
    days on market $374,990 Active 791 DOM
17. 2026-10-22
    days on market $374,990 Active 790 DOM
18. 2026-10-21
    days on market $374,990 Active 789 DOM
19. 2026-10-20
    days on market $374,990 Active 788 DOM
20. 2026-10-19
    days on market $374,990 Active 787 DOM
21. 2026-10-18
    days on market $374,990 Active 786 DOM
22. 2026-10-17
    days on market $374,990 Active 785 DOM
23. 2026-10-16
    days on market $374,990 Active 784 DOM
24. 2026-10-15
    days on market $374,990 Active 783 DOM
25. 2026-10-14
    days on market $374,990 Active 782 DOM
26. 2026-10-13
    days on market $374,990 Active 781 DOM
27. 2026-10-12
    days on market $374,990 Active 780 DOM
28. 2026-10-11
    days on market $374,990 Active 779 DOM
29. 2026-10-10
    days on market $374,990 Active 778 DOM
30. 2026-10-09
    days on market $374,990 Active 777 DOM
31. 2026-10-08
    days on market $374,990 Active 776 DOM
32. 2026-10-07
    days on market $374,990 Active 775 DOM
33. 2026-10-06
    days on market $374,990 Active 774 DOM
34. 2026-10-05
    days on market $374,990 Active 773 DOM
35. 2026-10-04
    days on market $374,990 Active 772 DOM
36. 2026-10-04
    days on market $374,990 Active 771 DOM
37. 2026-10-02
    days on market $374,990 Active 770 DOM
38. 2026-10-01
    days on market $374,990 Active 769 DOM
39. 2026-09-30
    days on market $374,990 Active 768 DOM
40. 2026-09-29
    days on market $374,990 Active 767 DOM
41. 2026-09-28
    days on market $374,990 Active 766 DOM
42. 2026-09-27
    days on market $374,990 Active 765 DOM
43. 2026-09-25
    days on market $374,990 Active 763 DOM
44. 2026-09-24
    days on market $374,990 Active 762 DOM
45. 2026-09-23
    days on market $374,990 Active 761 DOM
46. 2026-09-22
    days on market $374,990 Active 760 DOM
47. 2026-09-21
    days on market $374,990 Active 759 DOM
48. 2026-09-20
    days on market $374,990 Active 758 DOM
49. 2026-09-19
    days on market $374,990 Active 757 DOM
50. 2026-09-18
    days on market $374,990 Active 756 DOM

ⓘ 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: $37,239
• − Mortgage interest: −$24,997
• − Property taxes: −$6,694
• − Insurance: −$2,231
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$12,982
• Taxable loss: −$15,624
• Est. tax savings @ 24.0%: +$3,750
• After-tax cash flow: $-3,839/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This Ashton Plan townhouse in Westlake, OH is in excellent condition with no visible repairs needed. It offers a spacious layout and high-end features, making it an ideal move-in-ready property.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

B Composite school gradezoned avg 75/100

Zoned Schools

Elementary Westlake Elementary School A OH #213/1,584 Nat'l #1,614/41,679 Middle Lee Burneson Middle School A+ OH #54/654 Nat'l #318/14,009 High Westlake High School B OH #130/781 Nat'l #2,397/17,239

Schools (NCES district)

• District: Westlake City
• NCES district ID: 3904506
• Math proficiency: 71% ▼ -12.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $74,709
• Composite: 65.85/100
• National rank: #451
• State rank: #76 of 656 in OH

A Composite livability gradescore 82/100

Livability — Westlake

• Score: 82/100
• State rank: #79
• US rank: #1202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westlake, OH
• County: Cuyahoga County · 1,244,621 people
• City population: 34,104
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 34,104
• Household income: $112,200
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 12% of renters

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Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 7% Two or more races 5% Hispanic / Latino 4% Black 2%
• Languages at home: 84% English-only · Arabic 5% Other Indo-European 4% Russian/Polish/Slavic 2%

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Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.97%
• Current HPI: 202.4805
• Rent YoY: ▲ 2.32%
• Metro: Cleveland-Elyria, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

+0.0% since first listed

4 events — show timeline

• 2025-09-04 Price Changed $374,990 Zillow
• 2025-05-03 Price Changed $366,990 Zillow
• 2025-01-10 Price Changed $368,990 Zillow
• 2024-08-24 Listed $374,990 Zillow