127 Beebe Ave · Elyria, OH 44035

$184,900

4 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 102 Days on market

Built 1930 6,969 sqft lot Est $189k · at est.

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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 +14.2/30.0
• ARV discount +8.4/15.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

Key facts

• Renovated kitchen
• Updated bathrooms
• Updated flooring

Tags

• UPDATED FLOORING
• UPDATED LIGHTING
• RENOVATED KITCHEN
• UPDATED BATHROOMS
• RELOCATED LAUNDRY ROOM
• NEW WINDOWS

Property features AI

Finance

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Exterior

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Interior

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What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $30 ($357/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (16.9% below list).
• Recommended offer: $154k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Elyria — 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 75/100 on livability (#243 in OH, #3,869 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment D, commute F.
• Elyria City Schools (urban): math 21% / reading 37% proficiency, ranked #586 of 656 in OH (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.7%/yr); 356 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $185k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,644 (16.9% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $188,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Hawthorne St	0.13mi	4/2.0	1,434 (+4%)	3mo	$220,000	$153	85
108 Longford Ave	0.16mi	4/1.5	1,410 (+2%)	6mo	$193,400	$137	82
154 Bellfield Ave	0.19mi	3/2.0 (-1)	1,362 (-1%)	3mo	$172,000	$126	81
147 Bellfield Ave	0.17mi	3/1.0 (-1)	1,394 (+1%)	2mo	$145,000	$104	79
350 Beebe Ave	0.41mi	3/2.5 (-1)	1,416 (+3%)	4mo	$154,500	$109	66
308 Olive St	0.26mi	3/2.0 (-1)	1,254 (-9%)	6mo	$130,000	$104	63
123 Harwood St	0.49mi	3/1.5 (-1)	1,324 (-4%)	3mo	$183,000	$138	61
249 Roosevelt Ave	0.33mi	3/1.0 (-1)	1,199 (-13%)	1mo	$141,000	$118	53
254 Brandtson Ave	0.46mi	3/1.5 (-1)	1,502 (+9%)	5mo	$206,500	$137	52
463 Poplar St	0.59mi	3/1.0 (-1)	1,243 (-10%)	2mo	$151,500	$122	45
334 Hawthorne St	0.38mi	3/1.5 (-1)	1,172 (-15%)	7mo	$181,500	$155	45
513 Gulf Rd	0.70mi	3/1.0 (-1)	1,254 (-9%)	0mo	$190,000	$152	43

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 · 6.74% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-22,102
• Equity at exit: $27,569

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $9,643
• Equity at exit: $15,987

Cash invested: $51,772 (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 44035

• Rents YoY: 6.7%
• Active inventory: 356
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $30

Break-even live

Break-even rent $1,499

Max offer price $184,900

Occupancy floor 93%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Beebe Ave Elyria, OH	3.0	1.0	976	$1,650	$1.69	16d	1	0.37mi
689 Lucille Dr Elyria, OH	3.0	1.0	1225	$1,425	$1.16	2d	1	0.70mi

Listing history 40 events

1. 2026-06-18
   days on market $184,900 Active 102 DOM
2. 2026-06-17
   days on market $184,900 Active 101 DOM
3. 2026-06-16
   days on market $184,900 Active 100 DOM
4. 2026-06-15
   days on market $184,900 Active 99 DOM
5. 2026-06-13
   pricedays on market $184,900 Active 97 DOM
6. 2026-06-13
   days on market $187,900 Active 96 DOM
7. 2026-06-10
   price $187,900 Active 93 DOM
8. 2026-06-09
   days on market $189,900 Active 93 DOM
9. 2026-06-08
   days on market $189,900 Active 92 DOM
10. 2026-06-07
    statusdays on market $189,900 Active 91 DOM
11. 2026-06-03
    days on market $189,900 Contingent 88 DOM
12. 2026-06-02
    days on market $189,900 Contingent 87 DOM
13. 2026-06-01
    days on market $189,900 Contingent 86 DOM
14. 2026-05-31
    days on market $189,900 Contingent 85 DOM
15. 2026-05-01
    historical Contingent
16. 2026-04-27
    status Active
17. 2026-04-23
    historical Contingent
18. 2026-04-02
    price $189,900
19. 2026-03-19
    price $194,900
20. 2026-03-12
    price $199,999
21. 2026-03-06
    listed $209,900 Active
22. 2025-10-02
    status Pending
23. 2025-10-02
    historical
24. 2025-09-18
    listed $80,000 Active
25. 2020-03-02
    soldstatus $69,000 Closed 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

26. 2020-01-22
    historical Contingent 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

27. 2020-01-14
    price $69,000 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

28. 2019-11-27
    price $79,000 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

29. 2019-10-25
    price $89,000 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

30. 2019-09-20
    price $99,000 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

31. 2019-09-09
    listed $110,000 Active 667-char remark

    Show marketing remark (667 chars)

    Located in the Popular St Judes Neighborhood, is this 4 Bedroom, 2 Full Bath Colonial. Features a First Floor Master with Full Bath, an Additional Bedroom on the First Floor, Living Room, Formal Dining Room, and Good Sized Kitchen with Stove, Refrigerator, and a Sliding Door for Entry to the Nice Backyard - Perfect for Outdoor Entertaining! Two Spacious Bedrooms Upstairs. 2 Car Detached Garage and Custom Built Deck with Ramp for Wheelchair Access, if Needed. Some Updates Include: Hot Water Tank Approximately 2 Years Old, Some Newer Vinyl Siding, and a New Furnace Installed Earlier this Year. Great Location - Close to Schools, Restaurants, Shopping and More!

32. 2016-02-29
    soldstatus $12,350 Sold
33. 2016-02-25
    status Pending
34. 2016-02-17
    price $16,900
35. 2015-12-01
    listed $22,000 Active
36. 2004-11-16
    historical
37. 2004-05-17
    listed $115,000
38. 1996-10-03
    soldstatus $73,000
39. 1996-08-21
    historical
40. 1996-02-21
    listed $79,900

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $2,266 · $189/mo
• Expected delta: +$618/yr (+$52/mo · 37.5%)

ⓘ 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: $18,437
• − Mortgage interest: −$10,357
• − Property taxes: −$1,648
• − Insurance: −$924
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$5,379
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $1,034/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: Elyria City Schools
• NCES district ID: 3904394
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $40,992
• Composite: 24.45/100
• National rank: #7670
• State rank: #586 of 656 in OH

Livability — Elyria

• Score: 75/100
• State rank: #243
• US rank: #3869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elyria, OH
• County: Lorain County · 219,437 people
• City population: 62,179
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 62,179
• Household income: $56,408
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 2229.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 12% Black 11% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 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: ▼ -139.09%
• Current HPI: 199.7354
• Rent YoY: ▲ 6.74%
• 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

+137.7% since first listed

26 events — show timeline

• 2026-05-01 Contingent — MLSNOW
• 2026-04-27 Relisted — MLSNOW
• 2026-04-23 Contingent — MLSNOW
• 2026-04-02 Price Changed $189,900 MLSNOW
• 2026-03-19 Price Changed $194,900 MLSNOW
• 2026-03-12 Price Changed $199,999 MLSNOW
• 2026-03-06 Listed $209,900 MLSNOW
• 2025-10-02 Pending — MLSNOW
• 2025-10-02 Listing Removed — MLSNOW
• 2025-09-18 Listed $80,000 MLSNOW
• 2020-03-02 Sold (MLS) $69,000 MLSNOW
• 2020-01-22 Contingent — MLSNOW
• 2020-01-14 Price Changed $69,000 MLSNOW
• 2019-11-27 Price Changed $79,000 MLSNOW
• 2019-10-25 Price Changed $89,000 MLSNOW
• 2019-09-20 Price Changed $99,000 MLSNOW
• 2019-09-09 Listed $110,000 MLSNOW
• 2016-02-29 Sold (MLS) $12,350 MLSNOW
• 2016-02-25 Pending — MLSNOW
• 2016-02-17 Price Changed $16,900 MLSNOW
• 2015-12-01 Listed $22,000 MLSNOW
• 2004-11-16 Listing Removed — MLSNOW
• 2004-05-17 Listed $115,000 MLSNOW
• 1996-10-03 Sold (Public Records) $73,000 Public Records
• 1996-08-21 Listing Removed — MLSNOW
• 1996-02-21 Listed $79,900 MLSNOW

Property tax history

+0.8%/yr

Latest (2025): $1,648 · -1.0% YoY. Source: county tax records.