32082 Tuscan Ln · Avon Lake, OH 44012

$530,913

3 bd · 2.5 ba · 2,438 sqft · Townhouse · 95 Days on market

Built 2026 Poor condition $218/sqft · 7% above area Est $495k · 7% over

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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 +12.7/30.0
• Schools +7.0/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Parkview Homes beautiful Capri floorplan!. 3 Bedroom 2.5 Bath - First Floor Master living with a 2 car attached garage. This home has many upgrades that include LVP floors throughout most of the first floor, large eat in kitchen with an oversized island with quartz countertops, tile backsplash and breakfast nook. Large 2 story great room with lots of windows! The Master Bedroom is large enough for a king size bed, walk in closet and upgraded bath with a tile shower and double vanities with marble tops. The second floor has 2 large bedrooms, full bath, large loft area and walk in attic storage. Tuscan Village has walking trails and is in close proximity to shopping. Home is under construction. .. Available for Immediate Occupancy!!!

Key facts

• Breakfast nook
• Quartz countertops
• 2 story great room

Tags

• LVP FLOORS
• OVERSIZED ISLAND
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• BREAKFAST NOOK
• 2 STORY GREAT ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $531k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $522k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (13.9% below list).
• Recommended offer: $457k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.1% in Avon Lake — 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 (#52 in OH, #736 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Avon Lake City (suburban): math 78% / reading 80% proficiency, ranked #48 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Eastview Elementary School (math 92% / reading 77%, grade A+, #68 of 1,584 statewide, top 6%, 382 students, 7% FRL); Troy Intermediate Elementary School (math 76% / reading 82%, grade A+, #54 of 654 statewide, top 9%, 549 students, 12% FRL); Avon Lake High School (math 67% / reading 87%, grade A-, #56 of 781 statewide, top 8%, 1,152 students, 11% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).
• At $4,570/mo this rent would consume 47% of the median local household income ($116k/yr) (locally 290% of renters already pay >50% of income on rent) — 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($483k) is reasonable based on typical stale-listing flexibility.

Recommended offer $457,021 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $495,399
• List price: $530,913
• Delta: 7.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32008 Tuscan Ln	0.11mi	3/2.5	2,438 (0%)	2mo	$455,000	$187	93
32012 Tuscan Ln	0.10mi	3/2.5	2,438 (0%)	7mo	$471,000	$193	89
32062 Tuscan Ln Unit L-4	0.03mi	3/2.5	2,591 (+6%)	7mo	$510,000	$197	82
508 Matera Ct #32	0.07mi	3/2.5	2,328 (-4%)	10mo	$459,000	$197	81
502 Port Side Dr	0.36mi	3/2.5	2,404 (-1%)	3mo	$510,000	$212	78
510 Port Side Dr	0.36mi	3/2.5	2,404 (-1%)	3mo	$539,000	$224	78
412 Salandra Ct	0.16mi	3/2.5	2,232 (-8%)	2mo	$495,000	$222	77
505 Port Side Dr	0.28mi	3/2.5	2,527 (+4%)	5mo	$522,000	$207	76
500 Port Side Dr	0.36mi	3/2.5	2,404 (-1%)	8mo	$524,180	$218	74
504 Port Side Dr	0.36mi	3/2.5	2,159 (-11%)	9mo	$565,000	$262	56
512 Port Side Dr	0.30mi	3/2.5	2,124 (-13%)	10mo	$562,030	$265	56
401 Bounty Way #227	0.33mi	3/2.5	2,120 (-13%)	11mo	$410,000	$193	54

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-89,691
• Equity at exit: $79,161

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-82,623
• Equity at exit: $45,904

Cash invested: $148,656 (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 44012

• Active inventory: 183
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,570 medium
• Mortgage (P&I): −$2,784
• Tax est. 1.5%: −$664 /mo · $7,964/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $-59

Break-even live

Break-even rent $4,644

Max offer price $522,440

Occupancy floor 96%

Sensitivity live

Price	-10% $308	-5% $125	+0% $-59	+5% $-242	+10% $-425
Rent	-10% $-420	-5% $-239	+0% $-59	+5% $122	+10% $302
Rate	-1.0pp $209	-0.5pp $76	base $-59	+0.5pp $-196	+1.0pp $-336

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: $132,728
• Closing costs: $15,927
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32071 Lake Rd Unit 1496051P Avon Lake, OH	4.0	2.5	1603	$7,861	$4.90	9d	1	1.00mi
384 Bradley Rd Bay Village, OH	3.0	2.5	2000	$4,100	$2.05	9d	1	1.38mi
384 Bradley Rd Bay Village, OH	3.0	3.0	2000	$4,100	$2.05	5d	1	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $530,913 Active 95 DOM
2. 2026-06-18
   days on market $530,913 Active 92 DOM
3. 2026-06-17
   days on market $530,913 Active 91 DOM
4. 2026-06-16
   days on market $530,913 Active 90 DOM
5. 2026-06-15
   days on market $530,913 Active 89 DOM
6. 2026-06-13
   days on market $530,913 Active 87 DOM
7. 2026-06-13
   days on market $530,913 Active 86 DOM
8. 2026-06-09
   days on market $530,913 Active 83 DOM
9. 2026-06-08
   days on market $530,913 Active 82 DOM
10. 2026-06-07
    days on market $530,913 Active 81 DOM
11. 2026-06-05
    days on market $530,913 Active 78 DOM
12. 2026-06-03
    days on market $530,913 Active 77 DOM
13. 2026-06-02
    days on market $530,913 Active 76 DOM
14. 2026-06-01
    days on market $530,913 Active 75 DOM
15. 2026-05-31
    days on market $530,913 Active 74 DOM
16. 2026-03-18
    listed $530,913 Active 741-char remark

    Show marketing remark (741 chars)

    Parkview Homes beautiful Capri floorplan!. 3 Bedroom 2.5 Bath - First Floor Master living with a 2 car attached garage. This home has many upgrades that include LVP floors throughout most of the first floor, large eat in kitchen with an oversized island with quartz countertops, tile backsplash and breakfast nook. Large 2 story great room with lots of windows! The Master Bedroom is large enough for a king size bed, walk in closet and upgraded bath with a tile shower and double vanities with marble tops. The second floor has 2 large bedrooms, full bath, large loft area and walk in attic storage. Tuscan Village has walking trails and is in close proximity to shopping. Home is under construction. .. Available for Immediate Occupancy!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $54,843
• − Mortgage interest: −$29,739
• − Property taxes: −$7,964
• − Insurance: −$2,655
• − Repairs & maintenance: −$4,387
• − Management: −$4,387
• − Depreciation: −$15,445
• Taxable loss: −$9,735
• Est. tax savings @ 24.0%: +$2,336
• After-tax cash flow: $1,634/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This townhouse is in poor condition with extensive repairs and maintenance needed, including roof replacement, exterior updates, and HVAC system replacement. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major exterior siding — Severe wear and possible rot.
• Major flooring — Severe wear and tear.
• Major interior walls/paint — Severe wear and peeling paint.
• Major HVAC system — Visible rust and potential leaks.
• Major landscaping — Sparse vegetation and minimal landscaping features.

Value-add opportunities

• Both roof replacement — Fixing the roof will improve the home's appearance and functionality.
• Both exterior siding and paint — Updating the exterior will significantly improve the home's curb appeal and value.
• Both flooring replacement — Replacing the flooring will improve the home's functionality and appearance.
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and energy efficiency.
• Both landscaping and curb appeal — Improving the landscaping will enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · Severe wear and possible rot.	Major	$15,000–50,000
flooring · Severe wear and tear.	Major	$15,000–50,000
interior walls/paint · Severe wear and peeling paint.	Major	$15,000–50,000
HVAC system · Visible rust and potential leaks.	Major	$15,000–50,000
landscaping · Sparse vegetation and minimal landscaping features.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Fixing the roof will improve the home's appearance and functionality. ↑
• Both exterior siding and paint — Updating the exterior will significantly improve the home's curb appeal and value. ↑
• Both flooring replacement — Replacing the flooring will improve the home's functionality and appearance. ↑
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and energy efficiency. ↑
• Both landscaping and curb appeal — Improving the landscaping will enhance the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Avon Lake City
• NCES district ID: 3904812
• Math proficiency: 78% ▼ -10.00%
• Reading proficiency: 80% ▼ -6.00%
• Median HH income: $79,608
• Composite: 69.66/100
• National rank: #296
• State rank: #48 of 656 in OH

Livability — Avon Lake

• Score: 84/100
• State rank: #52
• US rank: #736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon Lake, OH
• County: Lorain County · 219,437 people
• City population: 25,752
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 25,752
• Household income: $115,567
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 290.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -148.16%
• Current HPI: 207.1177
• 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

1 event — show timeline

• 2026-03-18 Listed $530,913 Zillow