743 Dogwood Ln · Vermilion, OH 44089

$399,900

3 bd · 2.0 ba · 2,550 sqft · SingleFamily public records · 10 Days on market

Built 1998 0.31 ac lot $157/sqft · 11% below area Est $450k · 11% under

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Why this score? — see what drove the F 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 +12.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-5 bedroom, 2 bath cape cod with the most beautiful sunlight in this well established, very well maintained neighborhood with no HOA! Quick access off route 2 and route 6. Just down the street from Cassell Natural Reservation Trailhead! Large eat-in kitchen is the heart of this home, with a living room at the front of the home and a family room at the back, giving you a really great cohesive feel. Family room opens up to the paver patio with beautiful . 31-acre wooded backyard views frequented by wildlife. Poured concrete basement walls professionally waterproofed in 2024. Sump pump, battery backup, and wall-unit dehumidifier in basement. Carrier furnace with built-in humidifier. Large primary bedroom with super deep walk-in closet and standup professional steam shower in primary bath. Newer carpeting upstairs. 2-3 possible very spacious bedrooms upstairs with tall vaulted ceilings. Possible 5th bedroom in basement. Projector equipment in basement included!

Key facts

• Large eat-in kitchen
• Sump pump
• Family room

Tags

• LARGE EAT-IN KITCHEN
• FAMILY ROOM
• PAVER PATIO
• WOODED BACKYARD VIEWS
• SUMP PUMP
• BATTERY BACKUP

Property features AI

Exterior

• Parking: Attached garage with direct access; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Vertical siding exterior; Asphalt roof; Year built per public records
• Construction: Vertical siding construction; Asphalt roof
• Exterior features: Lot approximately 0.3118 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (gas)
• Interior features: Full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (51.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (50.4% below list).
• Recommended offer: $195k (51.3% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 5.0% in Vermilion — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 81/100 on livability (#96 in OH, #1,481 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Vermilion Local (suburban): math 56% / reading 60% proficiency, ranked #316 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 33% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 $278k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $194,569 (51.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.50% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.46%
• DSCR: 0.45
• GRM: 16.8

CMA / ARV

• ARV (median comp): $450,010
• List price: $399,900
• Delta: -5.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4275 Tomahawk Ln	0.51mi	4/2.5 (+1)	2,775 (+9%)	5mo	$526,000	$190	50
3644 Elizabeth Dr	0.57mi	4/3.0 (+1)	2,400 (-6%)	6mo	$544,900	$227	50
3939 Edgewater Dr	0.68mi	3/2.5	2,475 (-3%)	15mo	$655,000	$265	49
4146 Telegraph Ln	0.46mi	4/3.5 (+1)	2,280 (-11%)	5mo	$450,000	$197	45
777 Dogwood Lane Ln	0.06mi	4/3.5 (+1)	2,208 (-13%)	24mo	$400,000	$181	44
4145 Menlo Park Ln	0.66mi	4/2.5 (+1)	2,744 (+8%)	7mo	$368,500	$134	44
613 Guilford Rd	0.66mi	3/1.5	2,288 (-10%)	8mo	$247,000	$108	43
4306 Tomahawk Ln	0.51mi	4/3.5 (+1)	2,679 (+5%)	18mo	$419,000	$156	42
1057 Shawnee Ct	0.46mi	4/2.5 (+1)	2,747 (+8%)	22mo	$425,000	$155	40
1056 Flint Dr	0.44mi	4/2.5 (+1)	2,888 (+13%)	13mo	$560,000	$194	40
4376 Tomahawk Ln	0.62mi	4/3.5 (+1)	2,873 (+13%)	7mo	$547,000	$190	33

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: -39.4%
• Equity multiple: -0.24×
• Total profit: $-138,821
• Equity at exit: $59,626

10-year hold

• IRR: -61.6%
• Equity multiple: -0.93×
• Total profit: $-216,169
• Equity at exit: $34,576

Cash invested: $111,972 (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 44089

• Active inventory: 142
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$467 /mo · $5,600/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-1,162

Break-even live

Break-even rent $3,456

Max offer price $194,569

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $399,900 Active 10 DOM
2. 2026-06-17
   days on market $399,900 Active 9 DOM
3. 2026-06-16
   days on market $399,900 Active 8 DOM
4. 2026-06-15
   days on market $399,900 Active 7 DOM
5. 2026-06-13
   days on market $399,900 Active 5 DOM
6. 2026-06-08
   pricedays on marketlisting id $399,900 Active 1 DOM

   Show marketing remark (972 chars)

   3-5 bedroom, 2 bath cape cod with the most beautiful sunlight in this well established, very well maintained neighborhood with no HOA! Quick access off route 2 and route 6. Just down the street from Cassell Natural Reservation Trailhead! Large eat-in kitchen is the heart of this home, with a living room at the front of the home and a family room at the back, giving you a really great cohesive feel. Family room opens up to the paver patio with beautiful . 31-acre wooded backyard views frequented by wildlife. Poured concrete basement walls professionally waterproofed in 2024. Sump pump, battery backup, and wall-unit dehumidifier in basement. Carrier furnace with built-in humidifier. Large primary bedroom with super deep walk-in closet and standup professional steam shower in primary bath. Newer carpeting upstairs. 2-3 possible very spacious bedrooms upstairs with tall vaulted ceilings. Possible 5th bedroom in basement. Projector equipment in basement included!

7. 2026-06-07
   days on market $424,900 Active 34 DOM
8. 2026-06-05
   days on market $424,900 Active 31 DOM
9. 2026-06-03
   days on market $424,900 Active 30 DOM
10. 2026-06-02
    days on market $424,900 Active 29 DOM
11. 2026-06-01
    days on market $424,900 Active 28 DOM
12. 2026-05-31
    days on market $424,900 Active 27 DOM
13. 2026-05-04
    listed $424,900 Active 986-char remark

    Show marketing remark (972 chars)

    3-5 bedroom, 2 bath cape cod with the most beautiful sunlight in this well established, very well maintained neighborhood with no HOA! Quick access off route 2 and route 6. Just down the street from Cassell Natural Reservation Trailhead! Large eat-in kitchen is the heart of this home, with a living room at the front of the home and a family room at the back, giving you a really great cohesive feel. Family room opens up to the paver patio with beautiful . 31-acre wooded backyard views frequented by wildlife. Poured concrete basement walls professionally waterproofed in 2024. Sump pump, battery backup, and wall-unit dehumidifier in basement. Carrier furnace with built-in humidifier. Large primary bedroom with super deep walk-in closet and standup professional steam shower in primary bath. Newer carpeting upstairs. 2-3 possible very spacious bedrooms upstairs with tall vaulted ceilings. Possible 5th bedroom in basement. Projector equipment in basement included!

14. 2023-05-18
    soldstatus $277,800
15. 2023-05-17
    soldstatus $277,777 Closed
16. 2023-04-20
    historical Active Under Contract
17. 2023-04-17
    listed $264,000 Active
18. 2023-04-17
    listed $264,000 Active
19. 2015-12-23
    soldstatus $206,000 Sold
20. 2015-12-21
    status Pending
21. 2015-11-24
    historical Contingent
22. 2015-07-16
    price $209,900
23. 2015-04-29
    price $214,900
24. 2015-04-08
    listed $224,900 Active
25. 2005-05-16
    soldstatus $176,000
26. 2004-11-13
    listed $189,900
27. 2000-03-20
    soldstatus $210,000
28. 1999-10-07
    historical
29. 1999-07-07
    listed $199,900

ⓘ 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: $5,600 · $467/mo
• Projected year-2 tax: $5,919 · $493/mo
• Expected delta: +$319/yr (+$27/mo · 5.7%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,819
• − Mortgage interest: −$22,401
• − Property taxes: −$5,600
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$11,633
• Taxable loss: −$21,626
• Est. tax savings @ 24.0%: +$5,190
• After-tax cash flow: $-8,758/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: Vermilion Local
• NCES district ID: 3904682
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $52,091
• Composite: 49.61/100
• National rank: #1981
• State rank: #316 of 656 in OH

Livability — Vermilion

• Score: 81/100
• State rank: #96
• US rank: #1481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vermilion, OH
• County: Erie · 78,232 people
• Metro: Sandusky, OH
• Population (ZIP): 15,873
• Household income: $72,045
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 5.8

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -122.76%
• Current HPI: 206.8223
• 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

+100.1% since first listed

19 events — show timeline

• 2026-06-08 Price Changed $399,900 FAOR
• 2026-05-04 Listed $399,900 MLSNOW
• 2026-05-04 Listed $424,900 FAOR
• 2023-05-18 Sold (Public Records) $277,800 Public Records
• 2023-05-17 Sold (MLS) $277,777 FAOR
• 2023-04-20 Contingent — FAOR
• 2023-04-17 Listed $264,000 FAOR
• 2023-04-17 Listed $264,000 MLSNOW
• 2015-12-23 Sold (MLS) $206,000 MLSNOW
• 2015-12-21 Pending — MLSNOW
• 2015-11-24 Contingent — MLSNOW
• 2015-07-16 Price Changed $209,900 MLSNOW
• 2015-04-29 Price Changed $214,900 MLSNOW
• 2015-04-08 Listed $224,900 MLSNOW
• 2005-05-16 Sold (MLS) $176,000 MLSNOW
• 2004-11-13 Listed $189,900 MLSNOW
• 2000-03-20 Sold (Public Records) $210,000 Public Records
• 1999-10-07 Listing Removed — MLSNOW
• 1999-07-07 Listed $199,900 MLSNOW

Property tax history

+4.1%/yr

Latest (2025): $5,600 · -2.3% YoY. Source: county tax records.