675 E 305th St · Willowick, OH 44095

$82,500

2 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 32 Days on market

Built 1950 1.15 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Home in need of TOTAL REHAB!!!!!!There are no utilities on in the home * * * Use caution when walking through * * * Property has been vacant for a number of years * * * In 2008 the windows, siding, doors and driveway were replaced * * * PER THE SELLER: Basement was waterproofed in 2008 from the outside of the home with steel rods and pulleys attached to the exterior foundation but the interior walls were not finished or corrected, all work was approved by the city at the time. POS was completed in 2008 and the sewer system was corrected and approved by the city at that time * * * Roof needs replaced, ceilings need replaced due to roof leaks * * * Home has hardwood floors and the

Key facts

• Siding replaced
• Driveway replaced
• Doors replaced

Tags

• WINDOWS REPLACED
• SIDING REPLACED
• DOORS REPLACED
• DRIVEWAY REPLACED
• BASEMENT WATERPROOFED
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway; Concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt roof; Block foundation; Property listed as fixer
• Construction: Built (year from public records); Vinyl siding construction; Asphalt roof; Block foundation
• Exterior features: Lot of approximately 1.15 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full, unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• Zoned schools: Royalview Elementary School (math 55% / reading 52%, grade C, #834 of 1,584 statewide, top 53%, 703 students, 44% FRL); Willowick Middle School (math 35% / reading 57%, grade D+, #464 of 654 statewide, top 71%, 455 students, 48% FRL); North High School (math 19% / reading 67%, grade F, #494 of 781 statewide, top 63%, 1,216 students, 38% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 132 active listings in the ZIP; 8 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 $570 of loan paydown is wiped out by about $2k 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 $23k 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 ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,025 (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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.86% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.34%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $208,082
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30209 Oakdale Rd	0.24mi	3/2.0 (+1)	1,320 (+6%)	3mo	$180,000	$136	67
31705 Daniel Dr	0.32mi	3/1.5 (+1)	1,332 (+7%)	2mo	$199,900	$150	65
30615 Crescent Dr	0.34mi	3/1.5 (+1)	1,386 (+11%)	4mo	$190,000	$137	55
518 E 305th St	0.33mi	3/2.0 (+1)	1,102 (-12%)	2mo	$215,000	$195	55
30002 Barjode Rd	0.49mi	3/1.0 (+1)	1,123 (-10%)	2mo	$227,000	$202	54
845 Charles St	0.47mi	3/1.0 (+1)	1,102 (-12%)	3mo	$253,400	$230	52
801 Charles St	0.53mi	3/1.5 (+1)	1,366 (+10%)	4mo	$210,000	$154	49
30545 Willow Ln	0.46mi	3/1.5 (+1)	1,080 (-13%)	2mo	$179,900	$167	48
29306 Oakdale Rd	0.55mi	3/2.0 (+1)	1,116 (-10%)	0mo	$222,900	$200	48
29103 Barjode Rd	0.65mi	3/2.0 (+1)	1,116 (-10%)	2mo	$188,000	$168	42
30025 Elgin Rd	0.62mi	3/2.0 (+1)	1,396 (+12%)	1mo	$225,000	$161	41
29010 Barjode Rd	0.70mi	3/1.0 (+1)	1,064 (-15%)	3mo	$164,000	$154	35

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: 30.6%
• Equity multiple: 2.32×
• Total profit: $30,379
• Equity at exit: $12,301

10-year hold

• IRR: 38.9%
• Equity multiple: 4.95×
• Total profit: $91,298
• Equity at exit: $7,133

Cash invested: $23,100 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $642

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 53%

Sensitivity live

Price	-10% $699	-5% $670	+0% $642	+5% $613	+10% $585
Rent	-10% $521	-5% $581	+0% $642	+5% $702	+10% $763
Rate	-1.0pp $683	-0.5pp $663	base $642	+0.5pp $620	+1.0pp $599

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.37mi
29103 Barjode Rd Willowick, OH	3.0	2.0	1116	$1,950	$1.75	20d	1	0.63mi
29210 Green Dr Willowick, OH	3.0	1.0	1002	$1,700	$1.70	3d	1	0.65mi
30446 Euclid Ave Wickliffe, OH	2.0	1.5	1044	$1,350	$1.29	45d	1	0.81mi
30620 Euclid Ave Wickliffe, OH	2.0	1.0	1500	$1,500	$1.00	4d	1	0.85mi
30600 Euclid Ave Wickliffe, OH	1.0	1.0	750	$948	$1.26	17d	1	0.85mi
30050 Euclid Ave Unit A2 Wickliffe, OH	2.0	1.0	1036	$1,350	$1.30	45d	1	1.02mi
360 E 326th St Willowick, OH	2.0	2.0	1053	$1,447	$1.37	3d	1	1.19mi

Listing history 15 events

1. 2026-06-21
   days on market $82,500 Active 32 DOM
2. 2026-06-18
   days on market $82,500 Active 29 DOM
3. 2026-06-17
   days on market $82,500 Active 28 DOM
4. 2026-06-16
   days on market $82,500 Active 27 DOM
5. 2026-06-15
   days on market $82,500 Active 26 DOM
6. 2026-06-13
   days on market $82,500 Active 24 DOM
7. 2026-06-13
   days on market $82,500 Active 23 DOM
8. 2026-06-09
   days on market $82,500 Active 20 DOM
9. 2026-06-08
   days on market $82,500 Active 19 DOM
10. 2026-06-07
    days on market $82,500 Active 18 DOM
11. 2026-06-03
    days on market $82,500 Active 14 DOM
12. 2026-06-02
    days on market $82,500 Active 13 DOM
13. 2026-06-01
    days on market $82,500 Active 12 DOM
14. 2026-05-31
    days on market $82,500 Active 11 DOM
15. 2026-05-18
    listed $82,500 Active

ⓘ 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 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: $18,410
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$2,400
• Taxable income: $6,793
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $6,072/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

1 event — show timeline

• 2026-05-18 Listed $82,500 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $5,385 · +15.5% YoY. Source: county tax records.