164 E 317th St · Willowick, OH 44095

$139,000

3 bd · 1.0 ba · 970 sqft · SingleFamily public records · 63 Days on market

Built 1930 1,920 sqft lot Est $167k · 17% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.0/10.0
• 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

This delightful cottage is situated mere moments from Lake Erie Shores, offering an unparalleled blend of charm and location convenience. As you step inside, a welcoming front gathering space awaits—perfect for enjoying your morning coffee. Beyond this, the charming living room features a classic wood-burning fireplace, enhancing the ambiance for relaxation. Adjacent is an additional versatile room, ideal as a reading nook or media area. Office area/potential 3rd bedroom is perfect for that 'work out of home' buyer. The eat-in kitchen is designed for casual entertaining, featuring granite countertops and equipped with a refrigerator, dishwasher, and gas stove. This updated kitchen off

Key facts

• Versatile room
• Eat in kitchen
• Updated kitchen

Tags

• WOOD BURNING FIREPLACE
• VERSATILE ROOM
• EAT IN KITCHEN
• GRANITE COUNTERTOPS
• UPDATED KITCHEN
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated/remodeled
• Construction: Vinyl siding; Asphalt fiberglass roof
• Exterior features: Enclosed porch; Patio; Porch; Partial wood fencing; Unfinished basement with sump pump

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Recessed lighting; Wood-burning fireplace
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 129 active listings in the ZIP; 6 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 $961 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $139k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $166,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32221 Glen Arden Dr	0.23mi	2/2.0 (-1)	1,017 (+5%)	6mo	$175,000	$172	67
283 E 324th St	0.34mi	3/2.0	1,030 (+6%)	7mo	$145,000	$141	64
287 E 330th St	0.57mi	3/1.0	1,030 (+6%)	2mo	$205,000	$199	62
484 E 328th St	0.70mi	3/1.0	1,003 (+3%)	4mo	$170,000	$169	59
280 E 328th St	0.45mi	3/1.0	1,100 (+13%)	2mo	$215,000	$195	55
343 E 330th St	0.61mi	3/1.0	1,030 (+6%)	8mo	$160,000	$155	55
33012 Lake Shore Blvd	0.56mi	3/2.5	1,030 (+6%)	6mo	$155,000	$150	52
317 E 330th St	0.59mi	3/2.0	1,030 (+6%)	7mo	$215,000	$209	52
448 E 328th St	0.64mi	2/1.0 (-1)	876 (-10%)	1mo	$110,000	$126	48
488 E 326th St	0.64mi	3/2.0	1,066 (+10%)	6mo	$217,500	$204	45
30545 Willow Ln	0.75mi	3/1.5	1,080 (+11%)	1mo	$179,900	$167	43
460 E 329th St	0.70mi	2/2.0 (-1)	1,048 (+8%)	7mo	$200,000	$191	39

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,181
• Equity at exit: $20,725

10-year hold

• IRR: 12.8%
• Equity multiple: 2.11×
• Total profit: $43,021
• Equity at exit: $12,018

Cash invested: $38,920 (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: 129
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$729
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $339

Break-even live

Break-even rent $1,243

Max offer price $139,000

Occupancy floor 75%

Sensitivity live

Price	-10% $417	-5% $378	+0% $339	+5% $299	+10% $260
Rent	-10% $207	-5% $273	+0% $339	+5% $405	+10% $471
Rate	-1.0pp $409	-0.5pp $374	base $339	+0.5pp $303	+1.0pp $266

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 E 326th St Willowick, OH	2.0	2.0	1053	$1,447	$1.37	3d	1	0.42mi
33201 Vine St Willowick, OH	1.0–2.0	1.0	621	$1,200	$1.93	21d	1	0.88mi
679 Dickerson Rd Willowick, OH	4.0	2.0	806	$1,649	$2.05	2d	1	0.88mi
29210 Green Dr Willowick, OH	3.0	1.0	1002	$1,700	$1.70	2d	1	1.26mi
29007 Foxboro St Willowick, OH	4.0	2.0	976	$1,550	$1.59	18d	1	1.30mi
29103 Barjode Rd Willowick, OH	3.0	2.0	1116	$1,950	$1.75	19d	1	1.47mi

Listing history 25 events

1. 2026-06-15
   days on market $139,000 Active 63 DOM
2. 2026-06-13
   days on market $139,000 Active 61 DOM
3. 2026-06-13
   days on market $139,000 Active 60 DOM
4. 2026-06-09
   days on market $139,000 Active 57 DOM
5. 2026-06-08
   days on market $139,000 Active 56 DOM
6. 2026-06-07
   days on market $139,000 Active 55 DOM
7. 2026-06-03
   days on market $139,000 Active 51 DOM
8. 2026-06-02
   days on market $139,000 Active 50 DOM
9. 2026-06-01
   days on market $139,000 Active 49 DOM
10. 2026-05-31
    days on market $139,000 Active 48 DOM
11. 2026-05-20
    status Active
12. 2026-05-20
    price $139,000
13. 2026-04-27
    status Pending
14. 2026-04-01
    status Active
15. 2026-03-26
    historical Contingent
16. 2026-03-20
    listed $149,900 Active
17. 2026-01-06
    historical
18. 2025-11-29
    status Active
19. 2025-11-14
    historical Contingent
20. 2024-10-08
    price $159,000
21. 2024-09-20
    listed $165,000 Active
22. 2023-10-12
    soldstatus $45,000
23. 1997-05-29
    soldstatus $55,000
24. 1989-11-30
    soldstatus $30,000
25. 1989-11-29
    soldstatus $30,000

ⓘ 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $20,056
• − Mortgage interest: −$7,786
• − Property taxes: −$2,338
• − Insurance: −$695
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,044
• Taxable income: $1,984
• Est. tax owed @ 24.0%: −$476
• 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

+363.3% since first listed

15 events — show timeline

• 2026-05-20 Relisted — MLSNOW
• 2026-05-20 Price Changed $139,000 MLSNOW
• 2026-04-27 Pending — MLSNOW
• 2026-04-01 Relisted — MLSNOW
• 2026-03-26 Contingent — MLSNOW
• 2026-03-20 Listed $149,900 MLSNOW
• 2026-01-06 Listing Removed — MLSNOW
• 2025-11-29 Relisted — MLSNOW
• 2025-11-14 Contingent — MLSNOW
• 2024-10-08 Price Changed $159,000 MLSNOW
• 2024-09-20 Listed $165,000 MLSNOW
• 2023-10-12 Sold (Public Records) $45,000 Public Records
• 1997-05-29 Sold (Public Records) $55,000 Public Records
• 1989-11-30 Sold (Public Records) $30,000 Public Records
• 1989-11-29 Sold (Public Records) $30,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,338 · -7.5% YoY. Source: county tax records.