2124 Eaton Dr · Avon, OH 44011

$240,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 17 Days on market

Built 1955 10,454 sqft lot $242/sqft · at area comps Est $252k · 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 +15.3/30.0
• ARV discount +9.6/15.0
• Schools +7.1/10.0
• DSCR +4.7/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming Avon ranch offers a rare combination of updates with a truly serene setting in the heart of the Northgate Park area. The interior has been completely refreshed with a crisp coat of paint and features a functional layout with three bedrooms and 1.5 bathrooms. The kitchen comes fully equipped with brand-new appliances, and the brand-new furnace provides long-term peace of mind. For those needing extra room, the finished basement offers a versatile space perfect for a home office, gym, or media room. While the interior is move-in ready, the outdoor living spaces are what truly set this home apart. You can start your mornings relaxing on the inviting front deck or retreat to

Key facts

• Scenic green views
• Finished basement
• Inviting front deck

Tags

• FINISHED BASEMENT
• OUTDOOR LIVING SPACES
• INVITING FRONT DECK
• PEACEFUL BACKYARD
• TRANQUIL POND
• SCENIC GREEN VIEWS

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Has view
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Full fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partially finished basement; Has view

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $209k (13.0% below list).
• Recommended offer: $209k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.3% in Avon — 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 72/100 on livability (#356 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Avon Local (suburban): math 77% / reading 84% proficiency, ranked #37 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,916 (13.0% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $251,500
• List price: $240,000
• Delta: -4.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2124 Eaton Dr	0.00mi	3/1.5 (+1)	990 (0%)	1mo	$250,000	$253	92
37473 Carleen Ave	0.14mi	3/1.0 (+1)	990 (0%)	9mo	$210,000	$212	81
37659 Lake Dr	0.05mi	3/1.0 (+1)	990 (0%)	18mo	$250,000	$253	78
1996 Miriam Ave	0.18mi	3/1.0 (+1)	990 (0%)	16mo	$225,000	$227	73
1922 Julia Ave	0.18mi	3/1.5 (+1)	995 (+0%)	15mo	$232,000	$233	72
1987 Miriam Ave	0.22mi	3/1.0 (+1)	990 (0%)	17mo	$229,000	$231	70
37806 Lorie Blvd	0.18mi	3/1.0 (+1)	990 (0%)	20mo	$260,000	$263	70
37695 Caroline Dr	0.18mi	3/1.0 (+1)	990 (0%)	23mo	$233,000	$235	68
37992 Caroline Dr	0.32mi	3/1.0 (+1)	990 (0%)	16mo	$240,000	$242	67
38017 French Creek Rd	0.69mi	3/2.0 (+1)	1,137 (+15%)	22mo	$285,000	$251	16

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-33,253
• Equity at exit: $35,785

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-21,776
• Equity at exit: $20,751

Cash invested: $67,200 (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 44011

• Active inventory: 130
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$203 /mo · $2,435/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $89

Break-even live

Break-even rent $1,977

Max offer price $240,000

Occupancy floor 91%

Sensitivity live

Price	-10% $225	-5% $157	+0% $89	+5% $21	+10% $-47
Rent	-10% $-76	-5% $6	+0% $89	+5% $171	+10% $254
Rate	-1.0pp $210	-0.5pp $150	base $89	+0.5pp $27	+1.0pp $-37

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1952 Miriam Ave Avon, OH	3.0	1.0	990	$1,980	$2.00	3d	1	0.21mi
37560 Chester Rd Avon, OH	1.0–3.0	1.0–2.0	1194	$2,455	$2.06	2d	1	0.54mi
36550 Chester Rd Avon, OH	1.0–3.0	1.0–2.0	1039	$1,908	$1.84	2d	12	0.90mi

Listing history 3 events

1. 2026-05-18
   status Pending 1110-char remark
2. 2026-05-04
   historical Contingent 1110-char remark
3. 2026-05-01
   listed $240,000 Active 1110-char remark

ⓘ 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: $2,435 · $203/mo
• Projected year-2 tax: $3,089 · $257/mo
• Expected delta: +$655/yr (+$55/mo · 26.9%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,070
• − Mortgage interest: −$13,444
• − Property taxes: −$2,435
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$6,982
• Taxable loss: −$3,002
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,788/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: Avon Local
• NCES district ID: 3904811
• Math proficiency: 77% ▼ -10.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $84,034
• Composite: 71.3/100
• National rank: #230
• State rank: #37 of 656 in OH

Livability — Avon

• Score: 72/100
• State rank: #356
• US rank: #5751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, OH
• County: Lorain County · 219,437 people
• City population: 25,317
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 25,317
• Household income: $135,915
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 303.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 4% Black 4% Asian 3%
• Common ancestry: Romanian 7% Slovak 4% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Arabic 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: ▼ -134.55%
• Current HPI: 191.9412
• Rent YoY: —
• 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

+4.2% since first listed

4 events — show timeline

• 2026-05-29 Sold (MLS) $250,000 MLSNOW
• 2026-05-18 Pending — MLSNOW
• 2026-05-04 Contingent — MLSNOW
• 2026-05-01 Listed $240,000 MLSNOW

Property tax history

+4.1%/yr

Latest (2025): $2,435 · -21.4% YoY. Source: county tax records.