30104 Phillips Ave · Wickliffe, OH 44092

$200,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 3 Days on market

Built 1953 4,730 sqft lot Est $215k · 7% under

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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 +12.4/30.0
• ARV discount +10.7/15.0
• Schools +4.6/10.0
• Rent growth +4.5/5.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cape Cod with Great Potential! Nice size living room. Eat-in kitchen with appliances. Twojavascript:__doPostBack('m_rpPageList$ctl10$lbPageLink', '') first floor bedrooms and a full bathroom. Second floor features a large third bedroom with ample closet and storage space. Full, unfinished basement with shower. Oversized one car detached garage. Fenced in backyard with patio. Central air. Great location near the freeway, parks and Lake Erie. Bring your decorating ideas and make this cute house into a wonderful home again. Fantastic opportunity! Bank owned.

Key facts

• Covered front porch
• Renovated full bath
• Fenced backyard

Tags

• COVERED FRONT PORCH
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED FULL BATH
• FENCED BACKYARD
• WELL-MAINTAINED LANDSCAPING

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage (2 car)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade living area recorded at 1,076 (assessor)
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Covered front porch; Back yard with fencing

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.9% below list).
• Recommended offer: $160k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Wickliffe — 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 82/100 on livability (#85 in OH, #1,236 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Wickliffe City (suburban): math 48% / reading 60% proficiency, ranked #386 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wickliffe Elementary School (math 62% / reading 57%, grade B-, #670 of 1,584 statewide, top 45%, 528 students, 32% FRL); Wickliffe Middle School (math 48% / reading 60%, grade B-, #352 of 654 statewide, top 55%, 377 students, 39% FRL); Wickliffe High School (math 32% / reading 72%, grade D+, #343 of 781 statewide, top 47%, 432 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 69 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

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.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 33y 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 $45k; list at $200k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,111 (19.9% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $215,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30002 Barjode Rd	0.21mi	3/1.0	1,123 (+4%)	2mo	$227,000	$202	81
30153 Truman Ave	0.10mi	3/2.0	988 (-8%)	1mo	$234,000	$237	77
29306 Oakdale Rd	0.31mi	3/2.0	1,116 (+4%)	0mo	$222,900	$200	75
29103 Barjode Rd	0.38mi	3/2.0	1,116 (+4%)	2mo	$188,000	$168	70
29050 Edgewood Dr	0.48mi	3/2.0	1,050 (-2%)	1mo	$210,000	$200	69
30404 Oakdale Rd	0.36mi	4/1.5 (+1)	1,123 (+4%)	1mo	$248,500	$221	68
30424 Fern Dr	0.50mi	3/2.0	1,014 (-6%)	0mo	$201,000	$198	63
29070 W Willowick Dr	0.51mi	4/1.0 (+1)	1,014 (-6%)	2mo	$220,000	$217	60
30405 Vineyard Rd	0.42mi	3/2.0	960 (-11%)	1mo	$162,500	$169	58
518 E 305th St	0.71mi	3/2.0	1,102 (+2%)	2mo	$215,000	$195	57
28759 Forest Rd	0.56mi	3/1.5	1,196 (+11%)	2mo	$186,000	$156	52
882 Bayridge Blvd	0.74mi	4/2.0 (+1)	1,192 (+11%)	3mo	$250,000	$210	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.53×
• Total profit: $-26,060
• Equity at exit: $29,821

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $13,021
• Equity at exit: $17,292

Cash invested: $56,000 (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 44092

• Rents YoY: 8.0%
• Active inventory: 69
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$165 /mo · $1,986/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-33

Break-even live

Break-even rent $1,643

Max offer price $194,216

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $24	+0% $-33	+5% $-89	+10% $-146
Rent	-10% $-159	-5% $-96	+0% $-33	+5% $31	+10% $94
Rate	-1.0pp $68	-0.5pp $18	base $-33	+0.5pp $-85	+1.0pp $-137

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Clarmont Rd Willowick, OH	4.0	2.0	1488	$1,875	$1.26	45d	1	0.32mi
29103 Barjode Rd Willowick, OH	3.0	2.0	1116	$1,950	$1.75	21d	1	0.35mi
29210 Green Dr Willowick, OH	3.0	1.0	1002	$1,700	$1.70	3d	1	0.55mi
31621 N Marginal Dr Unit B Willowick, OH	3.0	1.5	1200	$1,550	$1.29	4d	1	0.65mi
30050 Euclid Ave Unit A2 Wickliffe, OH	2.0	1.0	1036	$1,350	$1.30	45d	1	0.68mi
30446 Euclid Ave Wickliffe, OH	2.0	1.5	1044	$1,350	$1.29	45d	1	0.70mi
30620 Euclid Ave Wickliffe, OH	2.0	1.0	1500	$1,500	$1.00	4d	1	0.90mi
679 Dickerson Rd Willowick, OH	4.0	2.0	806	$1,649	$2.05	3d	1	0.95mi
29007 Foxboro St Willowick, OH	4.0	2.0	976	$1,550	$1.59	19d	1	0.95mi
27471 Forestview Ave Euclid, OH	3.0	1.0	1282	$1,495	$1.17	45d	1	1.24mi

Listing history 5 events

1. 2026-06-19
   status $200,000 Pending 3 DOM
2. 2026-06-18
   days on market $200,000 Active 3 DOM
3. 2026-06-17
   days on market $200,000 Active 2 DOM
4. 2026-06-15
   remarks 687-char remark
5. 2026-06-15
   listed $200,000 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: $1,986 · $165/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: +$567/yr (+$47/mo · 28.6%)

ⓘ 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 ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,213
• − Mortgage interest: −$11,203
• − Property taxes: −$1,986
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,818
• Taxable loss: −$3,868
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $535/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: Wickliffe City
• NCES district ID: 3904508
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $48,233
• Composite: 45.89/100
• National rank: #2551
• State rank: #386 of 656 in OH

Livability — Wickliffe

• Score: 82/100
• State rank: #85
• US rank: #1236

Category grades

Amenities C- 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: Wickliffe, OH
• County: Lake County · 204,927 people
• City population: 17,587
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 17,587
• Household income: $70,801
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 572.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 12% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.67%
• Current HPI: 161.3288
• Rent YoY: ▲ 8.03%
• 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

+150.3% since first listed

9 events — show timeline

• 2026-06-15 Listed $200,000 MLSNOW
• 2016-06-08 Listing Removed — MLSNOW
• 2016-04-21 Sold (MLS) $44,600 MLSNOW
• 2016-04-01 Contingent — MLSNOW
• 2016-03-14 Listed $44,900 MLSNOW
• 2004-04-30 Listing Removed — MLSNOW
• 2003-11-01 Listed $106,900 MLSNOW
• 1993-12-06 Sold (MLS) $75,500 MLSNOW
• 1993-09-22 Listed $79,900 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $1,986 · -25.0% YoY. Source: county tax records.