37450 Green Dr · Eastlake, OH 44095

$194,900

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records · 3 Days on market

Built 1967 4,159 sqft lot Est $265k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• 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

Come visit this remodeled 3 bedroom 1 ½ bath colonial! Tasteful vinyl wood flooring throughout the eat in kitchen, living room & utility room. Kitchen boasts newer Kraft maid cabinetry and Corian countertop. You will be pleased to see a full wall of counterspace and cabinets, as well as refrigerator, stove and dishwasher all purchased in May 2019. Both bathrooms have been updated. Full bath complete with soaking tub, beautiful new laminate flooring and vanity equipped with soft close doors. All three bedrooms are a generous size with ample closet space. 2 car detached garage, newer siding 2019, roof approx. 2010, carpet 4/19, whole house painted interior 2019. Seller is offering a 1-year home warranty from Americas Preferred Home Warranty. Home will be POS compliant.

Key facts

• Great location
• 4,159 sq ft lot
• 2 garage spots

Tags

• UPDATED EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• NEWLY ADDED PAVER PATIO
• GREAT LOCATION

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding; Asphalt/fiberglass roof; Home warranty included
• Construction: Built per public records (year source: Public Records)
• Exterior features: Patio; Full yard fencing

Interior

• Kitchen: Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Main-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $30 ($358/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (9.8% below list).
• Recommended offer: $176k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); South High School (math 25% / reading 63%, grade F, #489 of 781 statewide, top 63%, 1,093 students, 34% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

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.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $127k; list at $195k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $175,743 (9.8% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37350 Green Dr	0.07mi	3/1.5	1,250 (-7%)	10mo	$203,000	$162	76
126 Plymouth Rd	0.37mi	3/1.5	1,300 (-4%)	4mo	$225,000	$173	73
284 E Overlook Dr	0.23mi	3/1.5	1,244 (-8%)	6mo	$274,000	$220	71
310 Saint Lawrence Blvd	0.50mi	3/2.0	1,312 (-3%)	3mo	$339,900	$259	67
38462 S Beachview Rd	0.73mi	3/1.5	1,330 (-2%)	2mo	$195,000	$147	62
135 Courtland Blvd	0.34mi	3/1.0	1,200 (-11%)	9mo	$192,000	$160	56
1298 Beech St	0.60mi	3/1.0	1,433 (+6%)	6mo	$174,000	$121	55
322 Bayshore Dr	0.70mi	3/2.0	1,316 (-2%)	11mo	$300,000	$228	52
36548 Lakehurst Dr	0.62mi	3/1.5	1,480 (+10%)	4mo	$265,000	$179	51
2088 Canterbury Dr	0.70mi	3/3.0	1,407 (+4%)	6mo	$369,000	$262	50
541 Howells Ct	0.75mi	3/1.5	1,534 (+14%)	2mo	$300,000	$196	41
518 Saint Lawrence Blvd	0.73mi	3/2.0	1,192 (-12%)	8mo	$272,000	$228	38

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,390
• Equity at exit: $29,060

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-6,523
• Equity at exit: $16,851

Cash invested: $54,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $30

Break-even live

Break-even rent $1,720

Max offer price $194,900

Occupancy floor 93%

Sensitivity live

Price	-10% $140	-5% $85	+0% $30	+5% $-25	+10% $-80
Rent	-10% $-109	-5% $-40	+0% $30	+5% $99	+10% $169
Rate	-1.0pp $128	-0.5pp $79	base $30	+0.5pp $-21	+1.0pp $-72

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.36mi
38360 Tamarac Blvd Willoughby, OH	1.0–2.0	1.0–2.0	950	$1,835	$1.93	3d	29	0.39mi
38280 North Ln Unit H-206 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	45d	1	0.50mi
38280 North Ln Unit J-208 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	25d	1	0.50mi

Listing history 4 events

1. 2026-06-15
   status $194,900 Pending 3 DOM
2. 2026-06-15
   days on market $194,900 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $194,900 Active 1 DOM

ⓘ 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: $3,063 · $255/mo
• Projected year-2 tax: $3,063 · $255/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 ≥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: $21,089
• − Mortgage interest: −$10,917
• − Property taxes: −$3,063
• − Insurance: −$974
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$5,670
• Taxable loss: −$2,910
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,056/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

+160.2% since first listed

9 events — show timeline

• 2026-06-12 Listed $194,900 MLSNOW
• 2019-08-23 Sold (MLS) $126,900 MLSNOW
• 2019-08-21 Sold (Public Records) $126,900 Public Records
• 2019-08-06 Pending — MLSNOW
• 2019-07-17 Contingent — MLSNOW
• 2019-06-27 Price Changed $124,900 MLSNOW
• 2019-06-01 Listed $129,900 MLSNOW
• 2018-10-22 Sold (Public Records) $60,000 Public Records
• 1992-07-31 Sold (Public Records) $74,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,063 · -2.2% YoY. Source: county tax records.