5261 Kevin St · Sheffield, OH 44054

$60,000

3 bd · 2.0 ba · 1,722 sqft · Other · 13 Days on market

Built 1978

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BUILDABLE RESIDENTIAL LOT FOR SALE 5261 Kevin Street, Sheffield Village, OH Price: $60,000 Build your dream home on this spacious, ready-to-build lot in a desirable Sheffield Village neighborhood. Property Features: & acirc; & euro; & cent; Large lot measuring 85& apos; x 220& apos; (approximately 0.43 acres) & acirc; & euro; & cent; Fully buildable residential lot & acirc; & euro; & cent; All utilities available at the site & acirc; & euro; & cent; Trees have been removed and lot is cleared & acirc; & euro; & cent; Professional survey completed & acirc; & euro; & cent; Ready for construction & acirc;

Key facts

• Fully buildable lot
• Utilities available
• Lot is cleared

Tags

• BUILDABLE RESIDENTIAL LOT
• FULLY BUILDABLE LOT
• UTILITIES AVAILABLE
• LOT IS CLEARED
• PROFESSIONAL SURVEY COMPLETED
• READY FOR CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads 80/100 on livability (#113 in OH, #1,692 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D, health & safety F.
• Sheffield-Sheffield Lake City (suburban): math 48% / reading 59% proficiency, ranked #381 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 38% of the median local income ($73k/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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.83% ✓
• Cap rate: 34.18%
• Cash-on-cash: 99.61%
• DSCR: 5.43
• GRM: 2.2

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: —
• Equity multiple: 5.71×
• Total profit: $79,132
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 11.92×
• Total profit: $183,432
• Equity at exit: $5,188

Cash invested: $16,800 (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 44054

• Active inventory: 60
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,394

Break-even live

Break-even rent $535

Max offer price $60,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,428	-5% $1,411	+0% $1,394	+5% $1,378	+10% $1,361
Rent	-10% $1,213	-5% $1,304	+0% $1,394	+5% $1,485	+10% $1,576
Rate	-1.0pp $1,425	-0.5pp $1,410	base $1,394	+0.5pp $1,379	+1.0pp $1,363

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5798 Preserve Ln Sheffield, OH	2.0	2.0	1780	$2,388	$1.34	2d	1	0.39mi
5399 Waterford Cir Elyria, OH	2.0	2.0	1428	$2,000	$1.40	2d	1	0.97mi
5413 Walnut Ridge Ln Sheffield, OH	2.0	2.0	1801	$2,350	$1.30	2d	1	1.13mi

Listing history 10 events

1. 2026-06-18
   days on market $60,000 Active 13 DOM
2. 2026-06-17
   days on market $60,000 Active 12 DOM
3. 2026-06-16
   days on market $60,000 Active 11 DOM
4. 2026-06-15
   days on market $60,000 Active 10 DOM
5. 2026-06-13
   days on market $60,000 Active 8 DOM
6. 2026-06-13
   days on market $60,000 Active 7 DOM
7. 2026-06-09
   days on market $60,000 Active 4 DOM
8. 2026-06-08
   days on market $60,000 Active 3 DOM
9. 2026-06-07
   remarks 615-char remark
10. 2026-06-07
    listed $60,000 Active 2 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: $995 · $83/mo
• Projected year-2 tax: $995 · $83/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 3/10 Moderate 7 d/yr ≥99°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: $27,601
• − Mortgage interest: −$3,361
• − Property taxes: −$995
• − Insurance: −$300
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$1,745
• Taxable income: $16,783
• Est. tax owed @ 24.0%: −$4,028
• After-tax cash flow: $12,706/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: Sheffield-Sheffield Lake City
• NCES district ID: 3904476
• Math proficiency: 48% ▼ -23.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $55,551
• Composite: 46.18/100
• National rank: #2496
• State rank: #381 of 656 in OH

Livability — Sheffield

• Score: 80/100
• State rank: #113
• US rank: #1692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, OH
• County: Lorain · 305,041 people
• City population: 12,733
• Metro: Cleveland, OH
• Population (ZIP): 12,733
• Household income: $73,151
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 5.7

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 8% Slovak 3% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 1% 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: ▼ -155.49%
• Current HPI: 211.5612
• 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

1 event — show timeline

• 2026-06-06 Listed $60,000 FSBO.com

Property tax history

-6.6%/yr

Latest (2025): $995 · -0.2% YoY. Source: county tax records.