65 E Vine St · Oberlin, OH 44074

$89,900

3 bd · 1.0 ba · 1,291 sqft · SingleFamily public records · 34 Days on market

Built 1900 6,534 sqft lot $70/sqft · 50% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Oberlin, 65 E Vine Street is a great opportunity for investors, renovators, or buyers looking to create their dream home. Just minutes from the downtown area, shops, restaurants, and local amenities, this fixer-upper offers solid potential in a highly desirable location. Bring your vision and restore this property to its full charm while enjoying all that downtown Oberlin has to offer. Schedule your tour today!

Key facts

• Local amenities
• 6,534 sq ft lot
• Built 1900

Tags

• MINUTES FROM DOWNTOWN
• LOCAL AMENITIES
• HIGHLY DESIRABLE LOCATION

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story house; Fixer condition
• Construction: Shingle roof; Vinyl siding; Built per public records
• Exterior features: Porch; Shed(s); Partial fencing; Corner lot

Interior

• Kitchen: Range; Kitchen located on the first floor (approx. 11.0 x 7.5)
• Bedrooms: Second-floor bedroom (approx. 12.5 x 13.0); Second-floor bedroom (approx. 9.0 x 9.5); Second-floor bedroom (approx. 8.0 x 12.5)
• Flooring: Wood flooring in living room; Wood flooring in dining room
• Bathrooms: One full bathroom (second floor)
• Heating & cooling: Gas heating
• Interior features: Concrete basement with sump pump; Fireplace in living room; 6 total rooms
• Laundry & utility: Laundry area in the kitchen; Basement utility space (sump pump)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 4.0% in Oberlin — 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 83/100 on livability (#62 in OH, #923 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, amenities A; Watch: employment D+, commute F.
• Oberlin City Schools (town): math 41% / reading 56% proficiency, ranked #447 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 34y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1900 — 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. 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: 2.10% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.25%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $180,970
• List price: $89,900
• Delta: -50.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Sumner St	0.32mi	3/1.5	1,312 (+2%)	2mo	$255,000	$194	79
32 W Lincoln St	0.46mi	3/1.0	1,274 (-1%)	1mo	$192,000	$151	75
177 S Pleasant St	0.12mi	3/2.0	1,323 (+2%)	13mo	$127,000	$96	75
180 N Park St	0.56mi	3/1.0	1,329 (+3%)	3mo	$213,000	$160	66
359 S Pleasant St	0.47mi	3/2.0	1,263 (-2%)	8mo	$237,500	$188	64
29 S Pleasant St	0.16mi	2/2.0 (-1)	1,400 (+8%)	7mo	$182,900	$131	64
136 N Park St	0.48mi	2/1.0 (-1)	1,170 (-9%)	1mo	$174,900	$149	56
45773 E Hamilton St	0.66mi	3/1.0	1,286 (-0%)	23mo	$246,000	$191	50
395 Washington Cir	0.66mi	4/1.5 (+1)	1,236 (-4%)	14mo	$222,000	$180	44
269 N Main St	0.72mi	3/1.5	1,436 (+11%)	19mo	$183,500	$128	29

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: 36.7%
• Equity multiple: 2.56×
• Total profit: $39,249
• Equity at exit: $13,404

10-year hold

• IRR: 43.3%
• Equity multiple: 5.12×
• Total profit: $103,594
• Equity at exit: $7,773

Cash invested: $25,172 (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 44074

• Home prices YoY: -25.8%
• Active inventory: 38
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $844

Break-even live

Break-even rent $817

Max offer price $89,900

Occupancy floor 50%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   days on market $89,900 Active 33 DOM
3. 2026-06-16
   days on market $89,900 Active 32 DOM
4. 2026-06-15
   days on market $89,900 Active 31 DOM
5. 2026-06-13
   days on market $89,900 Active 29 DOM
6. 2026-06-13
   days on market $89,900 Active 28 DOM
7. 2026-06-09
   days on market $89,900 Active 25 DOM
8. 2026-06-08
   pricedays on market $89,900 Active 24 DOM
9. 2026-06-07
   days on market $99,000 Active 23 DOM
10. 2026-06-05
    days on market $99,000 Active 20 DOM
11. 2026-06-03
    days on market $99,000 Active 19 DOM
12. 2026-06-02
    days on market $99,000 Active 18 DOM
13. 2026-06-01
    days on market $99,000 Active 17 DOM
14. 2026-05-31
    days on market $99,000 Active 16 DOM
15. 2026-05-15
    listed $99,000 Active 438-char remark
16. 2023-08-02
    soldstatus $50,000
17. 2000-08-15
    historical
18. 2000-04-19
    listed $65,000
19. 1998-12-24
    historical
20. 1998-07-17
    historical
21. 1998-06-24
    listed $69,900
22. 1998-02-17
    listed $73,000
23. 1993-08-09
    soldstatus $32,700
24. 1993-08-09
    soldstatus $30,800
25. 1993-06-30
    historical
26. 1992-12-27
    listed $38,000

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,623
• − Mortgage interest: −$5,036
• − Property taxes: −$1,634
• − Insurance: −$450
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$2,615
• Taxable income: $9,269
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $7,907/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: Oberlin City Schools
• NCES district ID: 3904459
• Math proficiency: 41% ▼ -21.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $54,514
• Composite: 41.92/100
• National rank: #3362
• State rank: #447 of 656 in OH

Livability — Oberlin

• Score: 83/100
• State rank: #62
• US rank: #923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oberlin, OH
• County: Lorain · 305,041 people
• City population: 11,684
• Metro: Cleveland, OH
• Population (ZIP): 11,684
• Household income: $73,697
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 7.1

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Black 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -72.36%
• Current HPI: 208.1653
• 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

+136.6% since first listed

14 events — show timeline

• 2026-06-08 Price Changed $89,900 MLSNOW
• 2026-06-08 Price Changed $89,000 MLSNOW
• 2026-05-15 Listed $99,000 MLSNOW
• 2023-08-02 Sold (Public Records) $50,000 Public Records
• 2000-08-15 Listing Removed — MLSNOW
• 2000-04-19 Listed $65,000 MLSNOW
• 1998-12-24 Listing Removed — MLSNOW
• 1998-07-17 Listing Removed — MLSNOW
• 1998-06-24 Listed $69,900 MLSNOW
• 1998-02-17 Listed $73,000 MLSNOW
• 1993-08-09 Sold (Public Records) $30,800 Public Records
• 1993-08-09 Sold (MLS) $32,700 MLSNOW
• 1993-06-30 Listing Removed — MLSNOW
• 1992-12-27 Listed $38,000 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $1,634 · -1.7% YoY. Source: county tax records.