301 Willow · Huron, OH 44839

$199,000

3 bd · 2.0 ba · 1,200 sqft · Condo public records · 38 Days on market

Built 1989 $220/mo HOA · 11% of rent

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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 +17.7/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCEPTIONAL END UNIT! Pristine condition and move-in ready 3 Bedroom, 2 Full Bath Creekside Condo. You'll love the relaxing 12x30 deck overlooking the creek. A unique feature available in just a few condos in this development. This condo has all new laminate plank flooring in entry, kitchen and baths. New carpeting in living room, dining room and master bedroom. The kitchen has brand new countertops, and new, never used, drop in range! Both baths have new vanities, counters, mirrors, and the main bath has a new tub surround. Plus all new light fixtures and ceiling fans. Complimenting this condo living is a child and pet friendly neighborhood with access to a beautiful pool and party room. Close to schools, shopping, & walking path.

Key facts

• New appliances
• New countertops
• New vanities

Tags

• NEW LAMINATE PLANK FLOORING
• NEW COUNTERTOPS
• NEW VANITIES
• UPDATED LIGHT FIXTURES
• UPDATED CEILING FANS
• NEW APPLIANCES

Property features AI

Finance

• HOA & community: Part of Creekside Condominiums HOA; Monthly association fee of $220; HOA covers insurance, grounds and structure maintenance, reserve fund, snow removal, and trash; Community features include common grounds and a pool

Exterior

• Parking: Paved private parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level is 1; Property has an attached element; Brick and vinyl siding exterior; Shingle (asphalt/fiberglass) roof
• Construction: Built (year per public records); Brick and vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Private entrance; Deck; Community pool; Corner lot at a dead-end with a stream/creek and a spring

Interior

• Kitchen: Range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate in entry and kitchen; Carpet in bedrooms, living room, and dining room
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Baseboard electric heating; Wall cooling unit(s)
• Interior features: Entry/foyer; Living room; Dining room; Has view
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.9% in Huron — 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 79/100 on livability (#137 in OH, #2,149 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• Huron City Schools (town): math 60% / reading 76% proficiency, ranked #164 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; solid renter incomes; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; list at $199k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-21,953
• Equity at exit: $29,672

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,588
• Equity at exit: $17,206

Cash invested: $55,720 (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 44839

• Active inventory: 92
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$83
• HOA: −$220
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $160

Break-even live

Break-even rent $1,880

Max offer price $199,000

Occupancy floor 87%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $199,000 Active 38 DOM
2. 2026-06-18
   days on market $199,000 Active 37 DOM
3. 2026-06-17
   days on market $199,000 Active 36 DOM
4. 2026-06-16
   days on market $199,000 Active 35 DOM
5. 2026-06-15
   days on market $199,000 Active 34 DOM
6. 2026-06-14
   days on market $199,000 Active 32 DOM
7. 2026-06-12
   days on market $199,000 Active 31 DOM
8. 2026-06-09
   days on market $199,000 Active 28 DOM
9. 2026-06-08
   days on market $199,000 Active 27 DOM
10. 2026-06-07
    days on market $199,000 Active 26 DOM
11. 2026-06-03
    days on market $199,000 Active 22 DOM
12. 2026-06-02
    days on market $199,000 Active 21 DOM
13. 2026-06-01
    days on market $199,000 Active 20 DOM
14. 2026-05-31
    days on market $199,000 Active 19 DOM
15. 2026-05-30
    days on market $199,000 Active 18 DOM
16. 2026-05-19
    price $199,000
17. 2026-05-08
    listed $215,000 Active
18. 2023-09-19
    historical $1,900
19. 2023-09-14
    historical
20. 2023-09-06
    listed $1,900
21. 2023-06-28
    listed $225,000 Active
22. 2020-06-16
    soldstatus $119,400
23. 2020-06-15
    soldstatus $119,900 746-char remark

    Show marketing remark (746 chars)

    EXCEPTIONAL END UNIT! Pristine condition and move-in ready 3 Bedroom, 2 Full Bath Creekside Condo. You'll love the relaxing 12x30 deck overlooking the creek. A unique feature available in just a few condos in this development. This condo has all new laminate plank flooring in entry, kitchen and baths. New carpeting in living room, dining room and master bedroom. The kitchen has brand new countertops, and new, never used, drop in range! Both baths have new vanities, counters, mirrors, and the main bath has a new tub surround. Plus all new light fixtures and ceiling fans. Complimenting this condo living is a child and pet friendly neighborhood with access to a beautiful pool and party room. Close to schools, shopping, & walking path.

24. 2020-04-29
    listed $119,900 746-char remark

    Show marketing remark (746 chars)

    EXCEPTIONAL END UNIT! Pristine condition and move-in ready 3 Bedroom, 2 Full Bath Creekside Condo. You'll love the relaxing 12x30 deck overlooking the creek. A unique feature available in just a few condos in this development. This condo has all new laminate plank flooring in entry, kitchen and baths. New carpeting in living room, dining room and master bedroom. The kitchen has brand new countertops, and new, never used, drop in range! Both baths have new vanities, counters, mirrors, and the main bath has a new tub surround. Plus all new light fixtures and ceiling fans. Complimenting this condo living is a child and pet friendly neighborhood with access to a beautiful pool and party room. Close to schools, shopping, & walking path.

25. 2004-02-18
    soldstatus $97,000
26. 1994-06-07
    soldstatus $70,500

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $2,383 · $199/mo
• Expected delta: +$722/yr (+$60/mo · 43.4%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,987
• − Mortgage interest: −$11,147
• − Property taxes: −$1,661
• − Insurance: −$995
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$2,640
• − Depreciation: −$5,789
• Taxable loss: −$1,243
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $2,219/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: Huron City Schools
• NCES district ID: 3904413
• Math proficiency: 60% ▼ -18.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $56,995
• Composite: 58.32/100
• National rank: #1013
• State rank: #164 of 656 in OH

Livability — Huron

• Score: 79/100
• State rank: #137
• US rank: #2149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, OH
• County: Erie · 78,232 people
• City population: 12,702
• Metro: Sandusky, OH
• Population (ZIP): 12,702
• Household income: $77,377
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 4.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 3%
• Foreign-born: 2% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Korean 1%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.15%
• Current HPI: 200.6889
• 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

+182.3% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $199,000 MLSNOW
• 2026-05-08 Listed $215,000 MLSNOW
• 2023-09-19 Rental Removed $1,900 Avail
• 2023-09-14 Listing Removed — MLSNOW
• 2023-09-06 Listed for Rent $1,900 Avail
• 2023-06-28 Listed $225,000 MLSNOW
• 2020-06-16 Sold (Public Records) $119,400 Public Records
• 2020-06-15 Sold (MLS) $119,900 FAOR
• 2020-04-29 Listed $119,900 FAOR
• 2004-02-18 Sold (Public Records) $97,000 Public Records
• 1994-06-07 Sold (Public Records) $70,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,661 · -20.0% YoY. Source: county tax records.