221 Inwood Blvd · Avon Lake, OH 44012

$239,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 2 Days on market

Built 1953 5,662 sqft lot Est $227k · 6% over

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Why this score? — see what drove the D- 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 +11.7/30.0
• Schools +7.0/10.0
• ARV discount +5.0/15.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great central location for this 2/3-bedroom, 1 bath Bungalow. Updated Oak kitchen offers appliances and ceramic floor. Second floor offers fresh paint and new carpet in an oversized bedroom with ample storage. First floor rounds out with hardwood floors, updated bath, living room and 2 bedrooms 1 being used as a Dining room. Full partially finished basement with laundry area equipped with washer and dryer, and updated electric breaker panel.

Key facts

• New vanity
• New carpet
• New granite counter

Tags

• REFINISHED HARDWOOD FLOORS
• NEW GRANITE COUNTER
• NEW VANITY
• NEW CARPET
• NEW VINYL PLANK FLOOR
• POSSIBLE FOURTH BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-70 ($-845/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (16.6% below list).
• Recommended offer: $200k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Avon Lake — 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 84/100 on livability (#52 in OH, #736 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Avon Lake City (suburban): math 78% / reading 80% proficiency, ranked #48 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Redwood Elementary School (math 87% / reading 77%, grade A+, #116 of 1,584 statewide, top 9%, 400 students, 13% FRL); Troy Intermediate Elementary School (math 76% / reading 82%, grade A+, #54 of 654 statewide, top 9%, 549 students, 12% FRL); Avon Lake High School (math 67% / reading 87%, grade A-, #56 of 781 statewide, top 8%, 1,152 students, 11% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $140k; list at $240k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,006 (16.6% 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. Built in 1953 — 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. Schools are A-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. 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?
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 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: 0.83% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $227,058
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Inwood Blvd	0.14mi	3/1.0	1,150 (+8%)	5mo	$230,000	$200	77
299 Inwood Blvd	0.29mi	4/1.5 (+1)	995 (-7%)	1mo	$222,000	$223	67
126 Beachwood Ave	0.34mi	3/1.5	1,144 (+7%)	14mo	$265,000	$232	58
188 Moorewood Ave	0.31mi	3/2.0	1,188 (+11%)	8mo	$268,000	$226	56
306 Inwood Blvd	0.32mi	3/1.0	995 (-7%)	23mo	$210,000	$211	55
126 Parkwood Ave	0.38mi	3/1.0	1,208 (+13%)	7mo	$232,300	$192	54
259 Brookfield Rd	0.13mi	3/1.0	1,222 (+15%)	23mo	$260,000	$213	50
148 Englewood Dr	0.63mi	3/1.0	1,204 (+13%)	4mo	$240,000	$199	46
147 Avon Belden Rd	0.49mi	2/1.0 (-1)	936 (-12%)	21mo	$207,000	$221	34

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-43,331
• Equity at exit: $35,770

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-43,400
• Equity at exit: $20,742

Cash invested: $67,172 (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 44012

• Active inventory: 183
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$292 /mo · $3,509/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-70

Break-even live

Break-even rent $2,089

Max offer price $227,467

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-2	+0% $-70	+5% $-138	+10% $-206
Rent	-10% $-228	-5% $-149	+0% $-70	+5% $9	+10% $88
Rate	-1.0pp $50	-0.5pp $-9	base $-70	+0.5pp $-133	+1.0pp $-196

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 Moorewood Ave Avon Lake, OH	3.0	2.0	1144	$1,745	$1.53	45d	1	0.31mi
126 Beachwood Ave Unit 1496069P Avon Lake, OH	3.0	1.5	1140	$6,089	$5.34	9d	1	0.35mi
32414 Lake Rd Unit 1496053P Avon Lake, OH	4.0	3.0	850	$16,357	$19.24	23d	1	1.27mi
181 Somerset Ln Avon Lake, OH	1.0–2.0	1.0–2.0	1042	$1,787	$1.71	3d	14	1.31mi
407 Rachel Ln Avon Lake, OH	2.0	1.5	1080	$1,850	$1.71	45d	1	1.43mi
455 Rachel Ln Avon Lake, OH	2.0	1.5	1080	$1,670	$1.55	25d	1	1.46mi
33168 Beverly Ln Avon Lake, OH	2.0	1.5	1080	$1,850	$1.71	45d	1	1.50mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $239,900 Pending 2 DOM
2. 2026-06-08
   remarks 692-char remark
3. 2026-06-08
   listed $239,900 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: $3,509 · $292/mo
• Projected year-2 tax: $3,626 · $302/mo
• Expected delta: +$117/yr (+$10/mo · 3.3%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,001
• − Mortgage interest: −$13,438
• − Property taxes: −$3,509
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,979
• Taxable loss: −$4,965
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $347/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: Avon Lake City
• NCES district ID: 3904812
• Math proficiency: 78% ▼ -10.00%
• Reading proficiency: 80% ▼ -6.00%
• Median HH income: $79,608
• Composite: 69.66/100
• National rank: #296
• State rank: #48 of 656 in OH

Livability — Avon Lake

• Score: 84/100
• State rank: #52
• US rank: #736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon Lake, OH
• County: Lorain County · 219,437 people
• City population: 25,752
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 25,752
• Household income: $115,567
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 290.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -148.16%
• Current HPI: 207.1177
• 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

+65.5% since first listed

6 events — show timeline

• 2026-06-08 Listed $239,900 MLSNOW
• 2018-06-19 Pending — MLSNOW
• 2018-06-18 Sold (Public Records) $140,000 Public Records
• 2018-06-18 Sold (MLS) $140,000 MLSNOW
• 2018-05-10 Contingent — MLSNOW
• 2018-05-05 Listed $144,975 MLSNOW

Property tax history

+5.8%/yr

Latest (2025): $3,509 · +9.4% YoY. Source: county tax records.