736 E 305th St · Willowick, OH 44095

$124,800

3 bd · 2.5 ba · 1,104 sqft · SingleFamily public records · 21 Days on market

Built 1958 7,348 sqft lot Est $221k · 43% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.5/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to buy this cape cod style home built in 1958, located in Willowick, OH and sitting on a . 168 acre lot (49x150) with a detached garage. The interior has 864 sq. ft. with 3 bedrooms and 1.5 bathrooms plus a full basement.

Key facts

• 7,348 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• Financial info: Annual taxes available (details withheld)

Exterior

• Parking: Detached garage (2 car spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Shingle roof; Vinyl siding; Block foundation
• Construction: Built (year per assessor); Vinyl siding construction; Shingle roof; Block foundation
• Exterior features: Lot approximately 49 x 150 feet

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.4% in Willowick — 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 84/100 on livability (#50 in OH, #706 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• Willoughby-Eastlake City (suburban): math 42% / reading 58% proficiency, ranked #434 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 132 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $863 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,928 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.35% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $220,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30404 Oakdale Rd	0.17mi	4/1.5 (+1)	1,123 (+2%)	1mo	$248,500	$221	80
518 E 305th St	0.39mi	3/2.0	1,102 (-0%)	2mo	$215,000	$195	78
30424 Fern Dr	0.16mi	3/2.0	1,014 (-8%)	0mo	$201,000	$198	77
30405 Vineyard Rd	0.08mi	3/2.0	960 (-13%)	1mo	$162,500	$169	72
29306 Oakdale Rd	0.53mi	3/2.0	1,116 (+1%)	0mo	$222,900	$200	71
30002 Barjode Rd	0.47mi	3/1.0	1,123 (+2%)	2mo	$227,000	$202	68
30545 Willow Ln	0.53mi	3/1.5	1,080 (-2%)	1mo	$179,900	$167	67
29103 Barjode Rd	0.64mi	3/2.0	1,116 (+1%)	2mo	$188,000	$168	65
882 Bayridge Blvd	0.36mi	4/2.0 (+1)	1,192 (+8%)	3mo	$250,000	$210	61
29050 Edgewood Dr	0.67mi	3/2.0	1,050 (-5%)	0mo	$210,000	$200	58
30153 Truman Ave	0.48mi	3/2.0	988 (-10%)	1mo	$234,000	$237	57
29070 W Willowick Dr	0.64mi	4/1.0 (+1)	1,014 (-8%)	2mo	$220,000	$217	44

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $5,136
• Equity at exit: $18,608

10-year hold

• IRR: 15.1%
• Equity multiple: 2.34×
• Total profit: $46,724
• Equity at exit: $10,790

Cash invested: $34,944 (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 44095

• Rents YoY: 4.8%
• Active inventory: 132
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$654
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $347

Break-even live

Break-even rent $1,251

Max offer price $124,800

Occupancy floor 74%

Sensitivity live

Price	-10% $418	-5% $383	+0% $347	+5% $312	+10% $277
Rent	-10% $214	-5% $281	+0% $347	+5% $414	+10% $481
Rate	-1.0pp $410	-0.5pp $379	base $347	+0.5pp $315	+1.0pp $282

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: $31,200
• Closing costs: $3,744
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31621 N Marginal Dr Unit B Willowick, OH	3.0	1.5	1200	$1,550	$1.29	4d	1	0.35mi
459 Clarmont Rd Willowick, OH	4.0	2.0	1488	$1,875	$1.26	44d	1	0.45mi
679 Dickerson Rd Willowick, OH	4.0	2.0	806	$1,649	$2.05	2d	1	0.52mi
29103 Barjode Rd Willowick, OH	3.0	2.0	1116	$1,950	$1.75	20d	1	0.61mi
29210 Green Dr Willowick, OH	3.0	1.0	1002	$1,700	$1.70	2d	1	0.65mi
30446 Euclid Ave Wickliffe, OH	2.0	1.5	1044	$1,350	$1.29	44d	1	0.75mi
30620 Euclid Ave Wickliffe, OH	2.0	1.0	1500	$1,500	$1.00	4d	1	0.81mi
30050 Euclid Ave Unit A2 Wickliffe, OH	2.0	1.0	1036	$1,350	$1.30	44d	1	0.96mi
29007 Foxboro St Willowick, OH	4.0	2.0	976	$1,550	$1.59	18d	1	1.05mi
360 E 326th St Willowick, OH	2.0	2.0	1053	$1,447	$1.37	3d	1	1.26mi

Listing history 23 events

1. 2026-06-19
   status $124,800 Pending 21 DOM
2. 2026-06-18
   days on market $124,800 Active 21 DOM
3. 2026-06-17
   days on market $124,800 Active 20 DOM
4. 2026-06-16
   days on market $124,800 Active 19 DOM
5. 2026-06-15
   days on market $124,800 Active 18 DOM
6. 2026-06-13
   days on market $124,800 Active 16 DOM
7. 2026-06-13
   days on market $124,800 Active 15 DOM
8. 2026-06-09
   days on market $124,800 Active 12 DOM
9. 2026-06-08
   days on market $124,800 Active 11 DOM
10. 2026-06-07
    days on market $124,800 Active 10 DOM
11. 2026-06-03
    days on market $124,800 Active 6 DOM
12. 2026-06-02
    days on market $124,800 Active 5 DOM
13. 2026-06-01
    days on market $124,800 Active 4 DOM
14. 2026-05-31
    days on market $124,800 Active 3 DOM
15. 2026-05-28
    listed $124,800 Active
16. 2005-09-14
    soldstatus $147,000
17. 2005-07-04
    historical
18. 2005-01-04
    listed $149,900
19. 2004-12-23
    historical
20. 2004-06-23
    listed $149,900
21. 1998-04-08
    soldstatus $116,500
22. 1998-03-09
    soldstatus $116,500
23. 1998-01-27
    listed $114,900

ⓘ 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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/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 ≥95°F today · 17 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: $20,291
• − Mortgage interest: −$6,991
• − Property taxes: −$3,384
• − Insurance: −$624
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$3,631
• Taxable income: $2,415
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $3,588/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: Willoughby-Eastlake City
• NCES district ID: 3904510
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $52,500
• Composite: 42.96/100
• National rank: #3110
• State rank: #434 of 656 in OH

Livability — Willowick

• Score: 84/100
• State rank: #50
• US rank: #706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willowick, OH
• County: Lake County · 204,927 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,363
• Household income: $71,543
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 590.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% Spanish 1% German/W. Germanic 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: ▼ -187.78%
• Current HPI: 171.8121
• Rent YoY: ▲ 4.81%
• 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

+8.6% since first listed

9 events — show timeline

• 2026-05-28 Listed $124,800 MLSNOW
• 2005-09-14 Sold (Public Records) $147,000 Public Records
• 2005-07-04 Listing Removed — MLSNOW
• 2005-01-04 Listed $149,900 MLSNOW
• 2004-12-23 Listing Removed — MLSNOW
• 2004-06-23 Listed $149,900 MLSNOW
• 1998-04-08 Sold (MLS) $116,500 MLSNOW
• 1998-03-09 Sold (Public Records) $116,500 Public Records
• 1998-01-27 Listed $114,900 MLSNOW

Property tax history

+1.3%/yr

Latest (2025): $3,384 · -3.7% YoY. Source: county tax records.