3901 Dale Ave · Lorain, OH 44055

$99,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 33 Days on market

Built 1950 6,969 sqft lot Est $164k · 40% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This clever bungalow has so much to offer! You'll be greeted with a bright eat-in kitchen which flows into a spacious multi-use living area and optional first floor bedroom. Conveniently located on the first level is a full bathroom/ laundry room combination. On the second level you'll find a spacious master bedroom with multiple closets, a full bathroom with additional storage availability and bedroom or multi-use room. The 32 x 24 garage is equipped with wood burner heat, electricity and ample loft storage. The opportunities are endless! Set up your gas grill and enjoy the summer sun on your 300 sq ft patio conveniently bridging the garage and home, or relax in the shade on your front patio. Like to garden? A raised garden box along side the home, hose hanger and 10x12 garden shed for all your lawn and gardening equipment will have you prepared for spring planting. Bring your special touches and make this home your own!

Key facts

• Extra-large garage
• 6,969 sq ft lot
• 2 garage spots

Tags

• FULLY FENCED BACKYARD
• EXTRA-LARGE GARAGE

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished living area approximately 1,116
• Construction: Built per public records; Block and concrete construction; Asphalt/fiberglass roof
• Exterior features: Back yard

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump for heating and cooling; Central cooling (heat pump)
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.9% in Lorain — 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 67/100 on livability (#595 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities D, health & safety D.
• Clearview Local (suburban): math 21% / reading 44% proficiency, ranked #574 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 35% of the median local income ($41k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $164,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3785 Lorain Ave	0.16mi	3/2.0	1,170 (+5%)	4mo	$169,900	$145	77
1731 E 36th St	0.32mi	3/1.5	1,132 (+1%)	10mo	$166,000	$147	72
4400 Dunton Rd	0.53mi	3/1.0	1,192 (+7%)	2mo	$220,000	$185	62
1829 E 33rd St	0.53mi	3/2.0	1,046 (-6%)	0mo	$130,000	$124	60
1877 E 39th St	0.39mi	3/1.0	1,006 (-10%)	8mo	$164,600	$164	59
3917 Seneca Ave	0.43mi	4/1.0 (+1)	1,008 (-10%)	0mo	$156,000	$155	58
1886 Homewood Dr	0.42mi	4/1.0 (+1)	1,008 (-10%)	4mo	$125,000	$124	56
1810 E 34th St	0.42mi	3/1.5	1,248 (+12%)	5mo	$135,000	$108	55
3908 Clinton Ave	0.63mi	3/1.0	1,181 (+6%)	10mo	$125,000	$106	52
3719 Seneca Ave	0.47mi	3/2.0	1,012 (-9%)	11mo	$176,000	$174	49
3242 Eagle Ave	0.67mi	3/2.0	1,256 (+12%)	14mo	$135,000	$107	32
1859 E 33rd St	0.56mi	4/3.0 (+1)	1,272 (+14%)	7mo	$190,000	$149	32

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,854
• Equity at exit: $14,761

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $24,661
• Equity at exit: $8,560

Cash invested: $27,720 (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 44055

• Home prices YoY: -30.5%
• Active inventory: 81
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$519
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $281

Break-even live

Break-even rent $832

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1777 E 37th St Unit 1777 Lorain, OH	2.0	1.0	800	$1,150	$1.44	2d	1	0.29mi
1850 E 33rd St Lorain, OH	2.0	1.0	1344	$995	$0.74	2d	1	0.56mi
1911 E 34th St Lorain, OH	2.0	1.0	900	$1,100	$1.22	2d	1	0.62mi
1639 E 31st St Unit 1637 Lorain, OH	3.0	1.0	1500	$1,200	$0.80	44d	1	0.68mi
1730 E 30th St Unit 1730 Lorain, OH	3.0	1.0	1120	$1,250	$1.12	44d	1	0.71mi
1813 E 30th St Lorain, OH	4.0	1.0	1344	$1,450	$1.08	44d	1	0.77mi
3502 Lowell Ave Lorain, OH	3.0	1.0	788	$1,095	$1.39	2d	1	0.79mi
1818 E 29th St Unit 1816 Lorain, OH	3.0	1.0	1098	$1,195	$1.09	44d	1	0.81mi
1637 E 29th St Lorain, OH	2.0	1.0	1200	$979	$0.82	15d	1	0.84mi
2916 Seneca Ave Unit 3 Lorain, OH	2.0	1.0	700	$900	$1.29	44d	1	0.87mi
2916 Seneca Ave Unit 1 Lorain, OH	2.0	1.0	700	$985	$1.41	44d	1	0.87mi
2916 Seneca Ave Unit 2 Lorain, OH	2.0	1.0	700	$900	$1.29	44d	1	0.87mi
4850 Oneil Blvd Lorain, OH	2.0–3.0	1.0–1.5	981	$915	$0.93	2d	1	0.90mi
612 E 33rd St Lorain, OH	3.0	1.0	960	$995	$1.04	44d	1	1.10mi
2056 McKinley Ave Lorain, OH	2.0	1.0	768	$1,195	$1.56	2d	1	1.17mi
3237 Grove Ave Unit 3235 Lorain, OH	3.0	1.0	1080	$950	$0.88	21d	1	1.19mi
3235 Grove Ave Unit 3235 Lorain, OH	3.0	1.0	1080	$950	$0.88	21d	1	1.20mi
3979 Gary Ave Unit 3979 2 Lorain, OH	2.0	1.0	896	$1,025	$1.14	44d	1	1.20mi
3132 Elyria Ave Lorain, OH	3.0	1.5	1109	$1,250	$1.13	44d	1	1.29mi
2484 E 38th St Lorain, OH	3.0	1.5	1101	$1,295	$1.18	44d	1	1.43mi

Listing history 16 events

1. 2026-06-09
   days on market $99,000 Active 33 DOM
2. 2026-06-08
   days on market $99,000 Active 32 DOM
3. 2026-06-07
   days on market $99,000 Active 31 DOM
4. 2026-06-05
   days on market $99,000 Active 28 DOM
5. 2026-06-03
   days on market $99,000 Active 27 DOM
6. 2026-06-02
   days on market $99,000 Active 26 DOM
7. 2026-06-01
   days on market $99,000 Active 25 DOM
8. 2026-05-31
   days on market $99,000 Active 24 DOM
9. 2026-05-17
   status Active
10. 2026-05-01
    status Pending
11. 2026-04-27
    price $99,000
12. 2026-04-21
    listed $110,000 Active
13. 2022-04-27
    soldstatus $84,900 Closed 935-char remark

    Show marketing remark (935 chars)

    This clever bungalow has so much to offer! You'll be greeted with a bright eat-in kitchen which flows into a spacious multi-use living area and optional first floor bedroom. Conveniently located on the first level is a full bathroom/ laundry room combination. On the second level you'll find a spacious master bedroom with multiple closets, a full bathroom with additional storage availability and bedroom or multi-use room. The 32 x 24 garage is equipped with wood burner heat, electricity and ample loft storage. The opportunities are endless! Set up your gas grill and enjoy the summer sun on your 300 sq ft patio conveniently bridging the garage and home, or relax in the shade on your front patio. Like to garden? A raised garden box along side the home, hose hanger and 10x12 garden shed for all your lawn and gardening equipment will have you prepared for spring planting. Bring your special touches and make this home your own!

14. 2022-04-27
    soldstatus $84,900

    Show marketing remark (935 chars)

    This clever bungalow has so much to offer! You'll be greeted with a bright eat-in kitchen which flows into a spacious multi-use living area and optional first floor bedroom. Conveniently located on the first level is a full bathroom/ laundry room combination. On the second level you'll find a spacious master bedroom with multiple closets, a full bathroom with additional storage availability and bedroom or multi-use room. The 32 x 24 garage is equipped with wood burner heat, electricity and ample loft storage. The opportunities are endless! Set up your gas grill and enjoy the summer sun on your 300 sq ft patio conveniently bridging the garage and home, or relax in the shade on your front patio. Like to garden? A raised garden box along side the home, hose hanger and 10x12 garden shed for all your lawn and gardening equipment will have you prepared for spring planting. Bring your special touches and make this home your own!

15. 2022-03-30
    status Pending 935-char remark

    Show marketing remark (935 chars)

    This clever bungalow has so much to offer! You'll be greeted with a bright eat-in kitchen which flows into a spacious multi-use living area and optional first floor bedroom. Conveniently located on the first level is a full bathroom/ laundry room combination. On the second level you'll find a spacious master bedroom with multiple closets, a full bathroom with additional storage availability and bedroom or multi-use room. The 32 x 24 garage is equipped with wood burner heat, electricity and ample loft storage. The opportunities are endless! Set up your gas grill and enjoy the summer sun on your 300 sq ft patio conveniently bridging the garage and home, or relax in the shade on your front patio. Like to garden? A raised garden box along side the home, hose hanger and 10x12 garden shed for all your lawn and gardening equipment will have you prepared for spring planting. Bring your special touches and make this home your own!

16. 2022-03-23
    listed $74,900 Active 935-char remark

    Show marketing remark (935 chars)

    This clever bungalow has so much to offer! You'll be greeted with a bright eat-in kitchen which flows into a spacious multi-use living area and optional first floor bedroom. Conveniently located on the first level is a full bathroom/ laundry room combination. On the second level you'll find a spacious master bedroom with multiple closets, a full bathroom with additional storage availability and bedroom or multi-use room. The 32 x 24 garage is equipped with wood burner heat, electricity and ample loft storage. The opportunities are endless! Set up your gas grill and enjoy the summer sun on your 300 sq ft patio conveniently bridging the garage and home, or relax in the shade on your front patio. Like to garden? A raised garden box along side the home, hose hanger and 10x12 garden shed for all your lawn and gardening equipment will have you prepared for spring planting. Bring your special touches and make this home your own!

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$192/yr (+$16/mo · 16.5%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,250
• − Mortgage interest: −$5,546
• − Property taxes: −$1,161
• − Insurance: −$495
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,880
• Taxable income: $1,888
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,918/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: Clearview Local
• NCES district ID: 3904813
• Math proficiency: 21% ▼ -29.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $31,733
• Composite: 26.44/100
• National rank: #7219
• State rank: #574 of 656 in OH

Livability — Lorain

• Score: 67/100
• State rank: #595
• US rank: #10183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorain, OH
• County: Lorain County · 219,437 people
• City population: 69,409
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 20,043
• Household income: $40,636
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1140.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 24% Black 14%
• Hispanic origin (detail): Mexican 7% Puerto Rican 27%
• Common ancestry: Romanian 5% Slovak 1%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 75% English-only · Spanish 23%

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: ▼ -79.26%
• Current HPI: 180.9309
• 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

+32.2% since first listed

8 events — show timeline

• 2026-05-17 Relisted — MLSNOW
• 2026-05-01 Pending — MLSNOW
• 2026-04-27 Price Changed $99,000 MLSNOW
• 2026-04-21 Listed $110,000 MLSNOW
• 2022-04-27 Sold (Public Records) $84,900 Public Records
• 2022-04-27 Sold (MLS) $84,900 MLSNOW
• 2022-03-30 Pending — MLSNOW
• 2022-03-23 Listed $74,900 MLSNOW

Property tax history

+10.3%/yr

Latest (2025): $1,161 · -0.6% YoY. Source: county tax records.