1171 Vermilion Rd · Vermilion, OH 44089

$419,000

3 bd · 2.5 ba · 2,028 sqft · SingleFamily public records · 41 Days on market

Built 1994 0.39 ac lot $207/sqft · at area comps Est $431k · at est. $109/mo HOA · 2% of rent

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +8.8/15.0
• 1% rule +7.5/10.0
• Schools +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sharp Colonial W/ All The Trimmings * Neutral Brick Front & Gorgeous Garage Door W/ Matching Front Door * Profssionally Landscaped, Sprinkler Sys * Private Cedar Deck * Oak Crown Molding In Dr * Cherry Laminate Floor In Kit * Access To Clubhouse W/ Indoor Pool * Whole House Backup Generator * Gutter Filters * Security Syste

Key facts

• Two-tiered deck
• Walk-in shower
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TWO-TIERED DECK
• FINISHED RECREATION ROOM
• WALK-IN SHOWER
• WHOLE-HOUSE GENERATOR

Property features AI

Finance

• HOA & community: Indian Ridge HOA with quarterly fee; HOA fee includes insurance, community pool(s), recreation facilities and reserve fund; Community clubhouse, fitness center, pool, and tennis courts

Exterior

• Parking: Attached garage facing front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Brick and vinyl siding; Asphalt roof; Full basement with sump pump; Built (year per public records)
• Exterior features: Back yard; Community pool; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Has fireplace (1)
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $406k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.2% in Vermilion — 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 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.
• Firelands Local (rural): math 65% / reading 67% proficiency, ranked #180 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• At $5,256/mo this rent would consume 88% of the median local household income ($72k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $117k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($406k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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 $230k; list at $419k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $406,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $430,998
• List price: $419,000
• Delta: -2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4348 Tomahawk Ln	0.14mi	4/2.5 (+1)	2,047 (+1%)	13mo	$420,000	$205	77
1062 Flint Dr	0.28mi	3/3.0	2,100 (+4%)	9mo	$497,000	$237	72
1058 Wayne Trl	0.25mi	4/2.5 (+1)	2,098 (+4%)	12mo	$415,000	$198	68
1047 Arrowhead Dr	0.26mi	4/2.5 (+1)	2,104 (+4%)	13mo	$389,900	$185	66
1429 Vermilion Rd	0.57mi	4/2.0 (+1)	2,092 (+3%)	11mo	$435,000	$208	52
1350 Rolling Meadows Dr	0.50mi	3/2.5	1,798 (-11%)	13mo	$329,000	$183	47
1501 Rolling Meadows Dr	0.59mi	4/2.5 (+1)	1,728 (-15%)	0mo	$255,000	$148	42
915 Nautical Dr	0.73mi	3/2.5	2,311 (+14%)	1mo	$480,000	$208	42
4829 Woodview Dr	0.68mi	4/2.5 (+1)	2,304 (+14%)	2mo	$314,900	$137	39
1140 W River Rd	0.56mi	4/2.0 (+1)	2,300 (+13%)	9mo	$240,000	$104	37
4488 Mapleview Dr	0.49mi	4/1.5 (+1)	1,740 (-14%)	22mo	$180,000	$103	26
4809 Timberview Dr	0.74mi	3/2.0	2,308 (+14%)	18mo	$305,000	$132	26

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $11,629
• Equity at exit: $62,474

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $112,763
• Equity at exit: $36,227

Cash invested: $117,320 (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: 145
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $5,256 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$424 /mo · $5,086/yr
• Insurance: −$175
• HOA: −$109
• Vacancy / Maint / Mgmt: −$1,104
• Net cashflow: $1,247

Break-even live

Break-even rent $3,677

Max offer price $419,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,484	-5% $1,366	+0% $1,247	+5% $1,129	+10% $1,010
Rent	-10% $832	-5% $1,040	+0% $1,247	+5% $1,455	+10% $1,662
Rate	-1.0pp $1,458	-0.5pp $1,354	base $1,247	+0.5pp $1,139	+1.0pp $1,028

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 Dogwood Ln Vermilion, OH	2.0	2.0	1457	$2,274	$1.56	3d	12	0.80mi
5012 Hollyview Dr Unit 1496126P Vermilion, OH	4.0	1.5	1679	$8,362	$4.98	45d	1	0.96mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: poolsecurity

Listing history 25 events

1. 2026-06-21
   days on market $419,000 Active 41 DOM
2. 2026-06-18
   days on market $419,000 Active 38 DOM
3. 2026-06-17
   pricedays on market $419,000 Active 37 DOM
4. 2026-06-16
   days on market $425,000 Active 36 DOM
5. 2026-06-15
   days on market $425,000 Active 35 DOM
6. 2026-06-13
   days on market $425,000 Active 33 DOM
7. 2026-06-13
   days on market $425,000 Active 32 DOM
8. 2026-06-09
   days on market $425,000 Active 29 DOM
9. 2026-06-08
   days on market $425,000 Active 28 DOM
10. 2026-06-07
    days on market $425,000 Active 27 DOM
11. 2026-06-05
    days on market $425,000 Active 24 DOM
12. 2026-06-03
    days on market $425,000 Active 23 DOM
13. 2026-06-02
    days on market $425,000 Active 22 DOM
14. 2026-06-01
    days on market $425,000 Active 21 DOM
15. 2026-05-31
    days on market $425,000 Active 20 DOM
16. 2026-05-11
    listed $425,000 Active 1540-char remark
17. 2005-07-29
    soldstatus $229,900 331-char remark

    Show marketing remark (331 chars)

    Sharp Colonial W/ All The Trimmings * Neutral Brick Front & Gorgeous Garage Door W/ Matching Front Door * Profssionally Landscaped, Sprinkler Sys * Private Cedar Deck * Oak Crown Molding In Dr * Cherry Laminate Floor In Kit * Access To Clubhouse W/ Indoor Pool * Whole House Backup Generator * Gutter Filters * Security Syste

18. 2005-07-29
    soldstatus $229,900

    Show marketing remark (331 chars)

    Sharp Colonial W/ All The Trimmings * Neutral Brick Front & Gorgeous Garage Door W/ Matching Front Door * Profssionally Landscaped, Sprinkler Sys * Private Cedar Deck * Oak Crown Molding In Dr * Cherry Laminate Floor In Kit * Access To Clubhouse W/ Indoor Pool * Whole House Backup Generator * Gutter Filters * Security Syste

19. 2005-02-08
    listed $229,900 331-char remark

    Show marketing remark (331 chars)

    Sharp Colonial W/ All The Trimmings * Neutral Brick Front & Gorgeous Garage Door W/ Matching Front Door * Profssionally Landscaped, Sprinkler Sys * Private Cedar Deck * Oak Crown Molding In Dr * Cherry Laminate Floor In Kit * Access To Clubhouse W/ Indoor Pool * Whole House Backup Generator * Gutter Filters * Security Syste

20. 1996-09-03
    soldstatus $173,900

    Show marketing remark (288 chars)

    Call Office. 2 Yr Old Colonial Contempory. All The Work Is Done. Custom Oak Trim. Open Floor Plan. Landscaping. Close To Public Boat Slip For The Boat Enthusiest. Close To Town, Shopping, And Schools. Master Suite W/ Vaulted Ceilings. Best Buy In Vermilion. 2028 Sg. Ft. Call Dan Zack For

21. 1996-08-28
    soldstatus $173,900
22. 1996-06-06
    listed $174,900

    Show marketing remark (288 chars)

    Call Office. 2 Yr Old Colonial Contempory. All The Work Is Done. Custom Oak Trim. Open Floor Plan. Landscaping. Close To Public Boat Slip For The Boat Enthusiest. Close To Town, Shopping, And Schools. Master Suite W/ Vaulted Ceilings. Best Buy In Vermilion. 2028 Sg. Ft. Call Dan Zack For

23. 1996-02-03
    historical
24. 1995-08-03
    listed $184,900
25. 1992-09-23
    soldstatus $40,000

ⓘ 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: $5,086 · $424/mo
• Projected year-2 tax: $5,811 · $484/mo
• Expected delta: +$725/yr (+$60/mo · 14.3%)

ⓘ 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: $63,068
• − Mortgage interest: −$23,471
• − Property taxes: −$5,086
• − Insurance: −$2,095
• − Repairs & maintenance: −$5,045
• − Management: −$5,045
• − HOA: −$1,308
• − Depreciation: −$12,189
• Taxable income: $8,829
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $12,849/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: Firelands Local
• NCES district ID: 3904815
• Math proficiency: 65% ▼ -12.00%
• Reading proficiency: 67% ▼ -9.00%
• Median HH income: $61,445
• Composite: 57.15/100
• National rank: #1099
• State rank: #180 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

+947.5% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $419,000 MLSNOW
• 2026-05-11 Listed $425,000 MLSNOW
• 2005-07-29 Sold (Public Records) $229,900 Public Records
• 2005-07-29 Sold (MLS) $229,900 MLSNOW
• 2005-02-08 Listed $229,900 MLSNOW
• 1996-09-03 Sold (MLS) $173,900 MLSNOW
• 1996-08-28 Sold (Public Records) $173,900 Public Records
• 1996-06-06 Listed $174,900 MLSNOW
• 1996-02-03 Listing Removed — MLSNOW
• 1995-08-03 Listed $184,900 MLSNOW
• 1992-09-23 Sold (Public Records) $40,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $5,086 · -2.6% YoY. Source: county tax records.