None · Vermilion, OH 44089

$419,900

3 bd · 2.5 ba · 2,040 sqft · SingleFamily public records · 32 Days on market

Built 1996 1.88 ac lot $206/sqft · 50% above area Est $329k · 28% over

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Why this score? — see what drove the C+ 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
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

Key facts

• Renovated home
• Wide plank flooring
• Granite countertops

Tags

• RENOVATED HOME
• OPEN-CONCEPT LAYOUT
• WIDE PLANK FLOORING
• FULLY UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $420k).
• Recommended offer: $407k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 6.2% in Vermilion — 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 81/100 on livability (#96 in OH, #1,481 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Vermilion Local (suburban): math 56% / reading 60% proficiency, ranked #316 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vermilion Elementary School (math 57% / reading 62%, grade B-, #670 of 1,584 statewide, top 45%, 534 students, 37% FRL); Sailorway Middle School (math 64% / reading 64%, grade B+, #221 of 654 statewide, top 35%, 507 students, 36% FRL); Vermilion High School (math 44% / reading 53%, grade D, #427 of 781 statewide, top 55%, 674 students, 31% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• At $8,362/mo this rent would consume 139% of the median local household income ($72k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $118k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $248k; list at $420k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $407,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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: 1.99% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.88%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

• ARV (median comp): $329,141
• List price: $419,900
• Delta: 27.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.49×
• Total profit: $174,653
• Equity at exit: $62,608

10-year hold

• IRR: 41.9%
• Equity multiple: 4.95×
• Total profit: $464,765
• Equity at exit: $36,305

Cash invested: $117,572 (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 44089

• Active inventory: 145
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $8,362 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$419 /mo · $5,033/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,756
• Net cashflow: $3,810

Break-even live

Break-even rent $3,540

Max offer price $419,900

Occupancy floor 49%

Sensitivity live

Price	-10% $4,047	-5% $3,928	+0% $3,810	+5% $3,691	+10% $3,572
Rent	-10% $3,149	-5% $3,479	+0% $3,810	+5% $4,140	+10% $4,470
Rate	-1.0pp $4,021	-0.5pp $3,916	base $3,810	+0.5pp $3,701	+1.0pp $3,590

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5012 Hollyview Dr Unit 1496126P Vermilion, OH	4.0	1.5	1679	$8,362	$4.98	45d	1	0.91mi

Listing history 21 events

1. 2026-06-01
   status $419,900 Pending 32 DOM
2. 2026-05-31
   days on market $419,900 Active 32 DOM
3. 2026-05-15
   price $419,900 1353-char remark
4. 2026-04-29
   listed $441,000 Active 1353-char remark
5. 2021-01-29
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

6. 2021-01-28
   soldstatus $248,000 Closed 692-char remark

   Show marketing remark (692 chars)

   Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

7. 2021-01-28
   soldstatus $248,000

   Show marketing remark (692 chars)

   Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

8. 2020-10-14
   historical Contingent 692-char remark

   Show marketing remark (692 chars)

   Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

9. 2020-10-08
   price $260,000 692-char remark

   Show marketing remark (692 chars)

   Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

10. 2020-10-08
    status Active 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

11. 2020-09-30
    historical Contingent 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

12. 2020-09-21
    price $265,000 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

13. 2020-09-16
    price $270,000 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

14. 2020-09-10
    price $275,000 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

15. 2020-09-03
    price $279,900 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

16. 2020-08-24
    price $290,000 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

17. 2020-08-07
    listed $299,900 Active 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

18. 2020-08-05
    historical $299,900 692-char remark

    Show marketing remark (692 chars)

    Looking for your piece of paradise? Here it is! Gorgeous 3 bedroom colonial with 2.5 baths a full, mostly finished basement with an additional bonus room above the garage. The bonus room could be a 4th bedroom, game room, guest room, etc. All the bedrooms have walk in closets and you'll love the convenient 2nd floor laundry! Step out back to a large covered deck that leads to another uncovered deck and pool. Relax in the hot tub located just off the covered deck! There is a 40x28 barn with concrete floor to store your work equipment or toys! The yard is large enough to host any event!The home and barn have new roofs! All this on almost 2 acres! Seller is a licensed real estate agent.

19. 2009-08-31
    historical
20. 2008-05-19
    listed $339,900
21. 2004-11-01
    soldstatus $249,000

ⓘ 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: $5,033 · $419/mo
• Projected year-2 tax: $5,792 · $483/mo
• Expected delta: +$759/yr (+$63/mo · 15.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $100,344
• − Mortgage interest: −$23,521
• − Property taxes: −$5,033
• − Insurance: −$2,100
• − Repairs & maintenance: −$8,028
• − Management: −$8,028
• − Depreciation: −$12,215
• Taxable income: $41,420
• Est. tax owed @ 24.0%: −$9,941
• After-tax cash flow: $35,774/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: Vermilion Local
• NCES district ID: 3904682
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $52,091
• Composite: 49.61/100
• National rank: #1981
• State rank: #316 of 656 in OH

Livability — Vermilion

• Score: 81/100
• State rank: #96
• US rank: #1481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie · 78,232 people
• Metro: Sandusky, OH
• Population (ZIP): 15,873
• Household income: $72,045
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 5.8

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -122.76%
• Current HPI: 206.8223
• 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

+68.6% since first listed

20 events — show timeline

• 2026-06-01 Pending — MLSNOW
• 2026-05-15 Price Changed $419,900 MLSNOW
• 2026-04-29 Listed $441,000 MLSNOW
• 2021-01-29 Pending — MLSNOW
• 2021-01-28 Sold (Public Records) $248,000 Public Records
• 2021-01-28 Sold (MLS) $248,000 MLSNOW
• 2020-10-14 Contingent — MLSNOW
• 2020-10-08 Price Changed $260,000 MLSNOW
• 2020-10-08 Relisted — MLSNOW
• 2020-09-30 Contingent — MLSNOW
• 2020-09-21 Price Changed $265,000 MLSNOW
• 2020-09-16 Price Changed $270,000 MLSNOW
• 2020-09-10 Price Changed $275,000 MLSNOW
• 2020-09-03 Price Changed $279,900 MLSNOW
• 2020-08-24 Price Changed $290,000 MLSNOW
• 2020-08-07 Listed $299,900 MLSNOW
• 2020-08-05 Coming Soon $299,900 MLSNOW
• 2009-08-31 Listing Removed — MLSNOW
• 2008-05-19 Listed $339,900 MLSNOW
• 2004-11-01 Sold (Public Records) $249,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,033 · -4.0% YoY. Source: county tax records.