772 Wildberry Cir · Avon Lake, OH 44012

$315,000

3 bd · 2.5 ba · 1,874 sqft · Townhouse public records · 28 Days on market

Built 2005 1,681 sqft lot $168/sqft · 11% below area Est $355k · 11% under $300/mo HOA · 12% of rent

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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).

• ARV discount +12.6/15.0
• Schools +7.0/10.0
• Cash flow +6.9/30.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

772 Wildberry Circle offers an exceptional opportunity to enjoy low maintenance living, whilst situated on a desirable, rare corner lot. This home is priced to sell - needing some minor but modern updates while still being move in ready. Step inside to a stunning great room highlighted by soaring ceilings, bright skylights, and custom built-in shelving. Enhanced with fresh neutral tones that create a bright and inviting atmosphere. Dual sliding glass doors extend the living space outdoors to a covered concrete patio, perfect for peaceful mornings. The spacious eat-in kitchen is designed for both functionality and style featuring a breakfast bar, stainless steel appliances and impressive ful

Key facts

• Eat-in kitchen
• Great room
• Corner lot

Tags

• CORNER LOT
• GREAT ROOM
• COVERED CONCRETE PATIO
• EAT-IN KITCHEN
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Wildberry homeowners association with monthly fee; HOA includes common area maintenance, insurance, grounds and structure maintenance, pool(s), reserve fund, roof maintenance, and snow removal; Community features include lake access and pool

Exterior

• Parking: Attached 2-car garage; Driveway and additional guest parking with garage door opener and electricity
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Two-story attached property
• Construction: Frame construction with vinyl siding; Asphalt/fiberglass roof; Below-grade finished area (basement) is unfinished full basement
• Exterior features: Front porch and covered rear porch; In-ground private community pool; Smoke detectors

Interior

• Kitchen: Eat-in kitchen; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Multiple second-floor bedrooms with carpeted floors (examples: two bedrooms ~11x10 and 11x11; another ~12x10)
• Flooring: Hardwood in dining room; Tile in laundry; Carpet in bedrooms
• Bathrooms: Two full bathrooms and one half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Blinds and window treatments with double-pane insulated windows and skylights; Ceiling fans; Crown molding; High ceilings; Central vacuum; Jetted tub; Breakfast bar; Eat-in kitchen; Multiple closets including his-and-hers closets
• Laundry & utility: Main-level laundry with washer and electric dryer hookups (in-unit)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (17.7% below list).
• Recommended offer: $230k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.2% 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: schools A+, crime A+, employment 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.
• Market conditions: 178 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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.
• Current owner paid $175k; list at $315k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $229,788 (27.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 10.1

CMA / ARV

• ARV (median comp): $355,263
• List price: $315,000
• Delta: -11.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
766 Wildberry Cir	0.03mi	3/2.5	1,864 (-0%)	12mo	$325,000	$174	88
830 Wildberry Cir	0.13mi	3/2.5	1,872 (-0%)	13mo	$357,500	$191	83
824 Wildberry Cir	0.14mi	3/2.5	1,943 (+4%)	6mo	$350,000	$180	82
720 Cranberry Ct	0.18mi	3/3.5	1,927 (+3%)	9mo	$367,500	$191	76
642 Linsberry Ct	0.11mi	2/2.5 (-1)	2,047 (+9%)	6mo	$330,000	$161	69
679 Harbour Town Ct	0.72mi	3/2.5	1,906 (+2%)	3mo	$485,000	$254	62
714 Harbour Town Ct	0.68mi	3/2.5	1,854 (-1%)	9mo	$473,985	$256	59
674 Harbour Town Ct	0.64mi	3/2.5	1,991 (+6%)	6mo	$475,000	$239	55
726 Harbour Town Ct	0.71mi	3/2.5	1,954 (+4%)	11mo	$499,990	$256	51
720 Harbour Town Ct	0.70mi	3/2.5	1,954 (+4%)	13mo	$497,205	$254	50
724 Harbour Town Ct	0.70mi	3/2.5	2,054 (+10%)	8mo	$524,780	$255	44
722 Harbour Town Ct	0.70mi	3/2.5	2,054 (+10%)	14mo	$501,375	$244	40

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: -27.5%
• Equity multiple: 0.08×
• Total profit: $-81,509
• Equity at exit: $46,968

10-year hold

• IRR: -25.4%
• Equity multiple: -0.24×
• Total profit: $-109,495
• Equity at exit: $27,235

Cash invested: $88,200 (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: 178
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$447 /mo · $5,365/yr
• Insurance: −$131
• HOA: −$300
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-482

Break-even live

Break-even rent $3,203

Max offer price $229,788

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Hollow Wood Ln Avon, OH	3.0	2.0	1728	$2,695	$1.56	1d	1	0.68mi
36631 Bordeaux Avon, OH	2.0	2.0	1394	$2,300	$1.65	1d	2	0.96mi
2042 W Reserve Cir Avon, OH	3.0	2.5	1760	$2,500	$1.42	43d	1	1.29mi
37560 Chester Rd Avon, OH	1.0–3.0	1.0–2.0	1194	$3,055	$2.56	1d	1	1.34mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 30 events

1. 2026-06-13
   statusdays on market $315,000 Pending 28 DOM
2. 2026-06-10
   price $315,000 Active 25 DOM
3. 2026-06-09
   days on market $324,900 Active 25 DOM
4. 2026-06-08
   days on market $324,900 Active 24 DOM
5. 2026-06-07
   days on market $324,900 Active 23 DOM
6. 2026-06-05
   days on market $324,900 Active 20 DOM
7. 2026-06-03
   days on market $324,900 Active 19 DOM
8. 2026-06-02
   days on market $324,900 Active 18 DOM
9. 2026-06-01
   days on market $324,900 Active 17 DOM
10. 2026-05-31
    days on market $324,900 Active 16 DOM
11. 2026-05-15
    listed $324,900 Active 1999-char remark
12. 2026-04-19
    historical
13. 2026-02-03
    price $349,900
14. 2026-01-22
    listed $379,000 Active
15. 2025-12-31
    historical
16. 2025-11-07
    price $379,900
17. 2025-10-21
    price $387,500
18. 2025-09-30
    listed $389,900 Active
19. 2024-11-13
    price $394,900
20. 2024-11-10
    status Active
21. 2024-11-02
    listed $390,000 Active
22. 2011-09-28
    soldstatus $175,000
23. 2011-09-28
    soldstatus $175,000
24. 2010-11-08
    listed $159,900
25. 2009-09-18
    historical
26. 2008-07-20
    historical
27. 2007-08-30
    listed $191,654
28. 2007-07-20
    listed $185,400
29. 2005-10-04
    historical
30. 2004-10-07
    listed $211,400

ⓘ 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: $5,365 · $447/mo
• Projected year-2 tax: $5,365 · $447/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 ≥97°F today · 16 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: $31,107
• − Mortgage interest: −$17,645
• − Property taxes: −$5,365
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − HOA: −$3,600
• − Depreciation: −$9,164
• Taxable loss: −$11,219
• Est. tax savings @ 24.0%: +$2,693
• After-tax cash flow: $-3,096/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: 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

+49.0% since first listed

22 events — show timeline

• 2026-06-13 Pending — MLSNOW
• 2026-06-09 Price Changed $315,000 MLSNOW
• 2026-05-15 Listed $324,900 MLSNOW
• 2026-04-19 Listing Removed — MLSNOW
• 2026-02-03 Price Changed $349,900 MLSNOW
• 2026-01-22 Listed $379,000 MLSNOW
• 2025-12-31 Listing Removed — MLSNOW
• 2025-11-07 Price Changed $379,900 MLSNOW
• 2025-10-21 Price Changed $387,500 MLSNOW
• 2025-09-30 Listed $389,900 MLSNOW
• 2024-11-13 Price Changed $394,900 MLSNOW
• 2024-11-10 Relisted — MLSNOW
• 2024-11-02 Listed $390,000 MLSNOW
• 2011-09-28 Sold (Public Records) $175,000 Public Records
• 2011-09-28 Sold (MLS) $175,000 MLSNOW
• 2010-11-08 Listed $159,900 MLSNOW
• 2009-09-18 Listing Removed — MLSNOW
• 2008-07-20 Listing Removed — MLSNOW
• 2007-08-30 Listed $191,654 MLSNOW
• 2007-07-20 Listed $185,400 MLSNOW
• 2005-10-04 Listing Removed — MLSNOW
• 2004-10-07 Listed $211,400 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $5,365 · +9.4% YoY. Source: county tax records.