35955 Lakeshore Blvd Unit C2 · Eastlake, OH 44095

$169,900

3 bd · 1.5 ba · 1,188 sqft · Condo public records · 6 Days on market

Built 1974 $191/mo HOA · 10% 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 +17.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

Key facts

• Lake erie
• Back-unit condo
• Nearby marina

Tags

• BACK-UNIT CONDO
• MATURE TREES
• NEARBY MARINA
• LAKE ERIE
• LOW-MAINTENANCE CONDO LIVING
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.3% vs local median 4.7% in Eastlake — 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 68/100 on livability (#550 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D+, amenities F, 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: Jefferson Elementary School (math 42% / reading 52%, grade D-, #942 of 1,584 statewide, top 61%, 389 students, 49% FRL); Eastlake Middle School (math 36% / reading 44%, grade F, #511 of 654 statewide, top 79%, 324 students, 48% FRL); North High School (math 19% / reading 67%, grade F, #494 of 781 statewide, top 63%, 1,216 students, 38% FRL) — zoned schools average 45% FRL vs 30% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 132 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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 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: 1.08% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.68×
• Total profit: $-14,988
• Equity at exit: $25,333

10-year hold

• IRR: 3.6%
• Equity multiple: 1.28×
• Total profit: $13,519
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$71
• HOA: −$191
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $142

Break-even live

Break-even rent $1,657

Max offer price $169,900

Occupancy floor 87%

Sensitivity live

Price	-10% $238	-5% $190	+0% $142	+5% $94	+10% $46
Rent	-10% $-3	-5% $69	+0% $142	+5% $214	+10% $287
Rate	-1.0pp $227	-0.5pp $185	base $142	+0.5pp $98	+1.0pp $53

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Plymouth Rd Eastlake, OH	3.0	2.5	1400	$1,881	$1.34	45d	1	1.15mi

HOA detail condo

• Monthly dues: $191 · $2,292/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-02
   status $169,900 Pending 6 DOM
2. 2026-06-01
   days on market $169,900 Active 6 DOM
3. 2026-05-31
   days on market $169,900 Active 5 DOM
4. 2026-05-26
   listed $169,900 Active
5. 2023-03-28
   price $94,900 285-char remark

   Show marketing remark (285 chars)

   Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

6. 2020-08-25
   price $94,900 285-char remark

   Show marketing remark (285 chars)

   Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

7. 2019-08-09
   price $94,900 285-char remark

   Show marketing remark (285 chars)

   Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

8. 2013-11-15
   price $94,900 285-char remark

   Show marketing remark (285 chars)

   Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

9. 2013-11-15
   price $153,900 285-char remark

   Show marketing remark (285 chars)

   Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

10. 2013-11-15
    price $94,900 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

11. 2006-02-27
    soldstatus $100,000 304-char remark

    Show marketing remark (304 chars)

    Wow! What A Value! This Beautiful Brick End-unit Townhouse Features A Huge Master Bedroom With Fireplace, Gorgeous Living Room Also With A Fireplace, Ceramic Tile In The Foyer, New Windows In 2001, And A Finished Bsmt. The Private Patio Overlooks The Marina & River. Must Be Seen To Be Appreciated!

12. 2006-02-24
    soldstatus $100,000
13. 2005-12-21
    listed $109,900 304-char remark

    Show marketing remark (304 chars)

    Wow! What A Value! This Beautiful Brick End-unit Townhouse Features A Huge Master Bedroom With Fireplace, Gorgeous Living Room Also With A Fireplace, Ceramic Tile In The Foyer, New Windows In 2001, And A Finished Bsmt. The Private Patio Overlooks The Marina & River. Must Be Seen To Be Appreciated!

14. 2001-05-17
    soldstatus $93,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

15. 2001-05-17
    soldstatus $93,000 Sold 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

16. 2001-05-17
    soldstatus $93,000 Sold 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

17. 2001-05-17
    soldstatus $93,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

18. 2001-05-17
    soldstatus $93,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

19. 2001-05-17
    soldstatus $93,000

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

20. 2000-03-31
    historical
21. 1999-08-18
    listed $111,000
22. 1998-02-05
    price $153,900 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

23. 1998-02-05
    historical 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

24. 1998-02-05
    price $153,900 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

25. 1998-02-05
    price $153,900 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

26. 1997-10-07
    listed $153,900 285-char remark

    Show marketing remark (285 chars)

    Brick End Unit W/ Immediate Occupancy // Ceramic Entry // Fp In Liv. Rm. //Ceramic Din. Rm. //Appliances // 4 Yr. Old C-a // Finished Bsmt. // Fpl. In Master Bdrm. + 3 Closets // Storage Shed // Private Patio Overlooks Marina & River // New Roof In ''98 // Fans // Home Warranty.

27. 1995-02-23
    soldstatus $63,500

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $2,261 · $188/mo
• Expected delta: +$389/yr (+$32/mo · 20.8%)

ⓘ 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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,034
• − Mortgage interest: −$9,517
• − Property taxes: −$1,872
• − Insurance: −$850
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − HOA: −$2,292
• − Depreciation: −$4,943
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,933/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 — Eastlake

• Score: 68/100
• State rank: #550
• US rank: #9388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastlake, OH
• County: Lake County · 204,927 people
• City population: 32,363
• 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

+167.6% since first listed

24 events — show timeline

• 2026-05-26 Listed $169,900 MLSNOW
• 2023-03-28 Price Changed $94,900 MLSNOW
• 2020-08-25 Price Changed $94,900 MLSNOW
• 2019-08-09 Price Changed $94,900 MLSNOW
• 2013-11-15 Price Changed $94,900 MLSNOW
• 2013-11-15 Price Changed $153,900 MLSNOW
• 2013-11-15 Price Changed $94,900 MLSNOW
• 2006-02-27 Sold (MLS) $100,000 MLSNOW
• 2006-02-24 Sold (Public Records) $100,000 Public Records
• 2005-12-21 Listed $109,900 MLSNOW
• 2001-05-17 Sold (Public Records) $93,000 Public Records
• 2001-05-17 Sold (MLS) $93,000 MLSNOW
• 2001-05-17 Sold (MLS) $93,000 MLSNOW
• 2001-05-17 Sold (MLS) $93,000 MLSNOW
• 2001-05-17 Sold (MLS) $93,000 MLSNOW
• 2001-05-17 Sold (MLS) $93,000 MLSNOW
• 2000-03-31 Listing Removed — MLSNOW
• 1999-08-18 Listed $111,000 MLSNOW
• 1998-02-05 Price Changed $153,900 MLSNOW
• 1998-02-05 Price Changed $153,900 MLSNOW
• 1998-02-05 Listing Removed — MLSNOW
• 1998-02-05 Price Changed $153,900 MLSNOW
• 1997-10-07 Listed $153,900 MLSNOW
• 1995-02-23 Sold (Public Records) $63,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,872 · -2.2% YoY. Source: county tax records.