310 Park Ave · Lakeview, OH 43331

$104,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 37 Days on market

Built 1945 3,920 sqft lot $98/sqft · 22% below area Est $135k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Occupancy at closing! Come check out this cute 2 bedroom bungalow at Indian Lake. Features include a Nice open floor plan, semi-cover patio area, all new plumbing, manicured landscaping and some new flooring! Call today for a private tour. Ask how this home can be purchased with ZERO money down!

Key facts

• Fenced in rear
• Partially gutted
• Updated roof

Tags

• RENOVATION PROJECT
• PARTIALLY GUTTED
• UPDATED ROOF
• FENCED IN REAR
• SIDE PATIO
• ATTIC STORAGE AREA

Property features AI

Exterior

• Parking: Attached garage with workshop; Garage door opener; 1 garage space
• Utilities: Public sewer; Supplied water
• Home design: Single-family residence; Residential property; Built in 1945
• Construction: Vinyl siding; House structure type
• Exterior features: Porch; Lake-related waterfront; Residential lot (35 x 120)

Interior

• Kitchen: Kitchen (14 x 7)
• Bedrooms: Bedroom 1 (13 x 10); Bedroom 2 (20 x 8); Bedroom 3 (14 x 9)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom (11 x 8)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic; Crawl space basement; 8 total rooms
• Laundry & utility: Utility room (12 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.8% in Lakeview — 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 63/100 on livability (#836 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $70k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1945 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.33% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $135,053
• List price: $104,900
• Delta: -22.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 &170 Church St	0.35mi	3/1.0	1,071 (-0%)	8mo	$140,000	$131	77
345 S Main St	0.45mi	2/1.0 (-1)	1,047 (-2%)	1mo	$145,000	$138	69
420 W Harrison St	0.39mi	2/1.0 (-1)	1,058 (-2%)	17mo	$23,000	$22	60
195 Midway Ave	0.14mi	2/1.5 (-1)	952 (-11%)	12mo	$180,000	$189	58
360 Park Ave	0.08mi	2/1.0 (-1)	928 (-14%)	14mo	$125,000	$135	57
150 Church St	0.33mi	3/1.0	1,216 (+13%)	23mo	$177,500	$146	43
10958 State St	0.72mi	2/1.0 (-1)	1,084 (+1%)	23mo	$270,000	$249	40
10925 Pine Cir #30	0.67mi	2/2.0 (-1)	952 (-11%)	8mo	$65,000	$68	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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,862
• Equity at exit: $15,641

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $38,901
• Equity at exit: $9,070

Cash invested: $29,372 (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 43331

• Home prices YoY: -30.0%
• Active inventory: 112
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $390

Break-even live

Break-even rent $906

Max offer price $104,900

Occupancy floor 67%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11900 Duff Rd Lakeview, OH	3.0	2.0	1344	$1,400	$1.04	1d	1	0.69mi

Listing history 23 events

1. 2026-06-18
   days on market $104,900 Active 37 DOM
2. 2026-06-17
   days on market $104,900 Active 36 DOM
3. 2026-06-16
   days on market $104,900 Active 35 DOM
4. 2026-06-15
   days on market $104,900 Active 34 DOM
5. 2026-06-13
   days on market $104,900 Active 32 DOM
6. 2026-06-12
   days on market $104,900 Active 31 DOM
7. 2026-06-09
   days on market $104,900 Active 28 DOM
8. 2026-06-08
   days on market $104,900 Active 27 DOM
9. 2026-06-08
   days on market $104,900 Active 26 DOM
10. 2026-06-07
    days on market $104,900 Active 25 DOM
11. 2026-06-04
    days on market $104,900 Active 22 DOM
12. 2026-06-02
    days on market $104,900 Active 21 DOM
13. 2026-06-01
    days on market $104,900 Active 20 DOM
14. 2026-05-31
    days on market $104,900 Active 19 DOM
15. 2026-05-12
    listed $104,900 Active 1159-char remark
16. 2018-09-07
    soldstatus $70,000
17. 2018-09-06
    soldstatus $70,000 296-char remark

    Show marketing remark (296 chars)

    Occupancy at closing! Come check out this cute 2 bedroom bungalow at Indian Lake. Features include a Nice open floor plan, semi-cover patio area, all new plumbing, manicured landscaping and some new flooring! Call today for a private tour. Ask how this home can be purchased with ZERO money down!

18. 2018-07-24
    listed $73,900 296-char remark

    Show marketing remark (296 chars)

    Occupancy at closing! Come check out this cute 2 bedroom bungalow at Indian Lake. Features include a Nice open floor plan, semi-cover patio area, all new plumbing, manicured landscaping and some new flooring! Call today for a private tour. Ask how this home can be purchased with ZERO money down!

19. 2017-02-10
    soldstatus $60,900

    Show marketing remark (411 chars)

    Larger than it looks 2 bedroom 1 bath 2 story featuring galley style kitchen, great room / dining room combination, spacious bedrooms, first floor bathroom and laundry room and attached 1 car garage with workshop room. Exterior features include low maintenance vinyl siding, additional parking and a fenced courtyard with paver patio. Located close to US 33 for easy access to shopping, dining and entertainment

20. 2015-06-10
    listed $64,900

    Show marketing remark (411 chars)

    Larger than it looks 2 bedroom 1 bath 2 story featuring galley style kitchen, great room / dining room combination, spacious bedrooms, first floor bathroom and laundry room and attached 1 car garage with workshop room. Exterior features include low maintenance vinyl siding, additional parking and a fenced courtyard with paver patio. Located close to US 33 for easy access to shopping, dining and entertainment

21. 2015-04-15
    historical
22. 2014-10-17
    listed $64,900
23. 1990-05-30
    soldstatus $34,200

ⓘ 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: $1,465 · $122/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$86/yr (+$7/mo · 5.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$5,876
• − Property taxes: −$1,465
• − Insurance: −$524
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,052
• Taxable income: $3,195
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,914/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: Indian Lake Local
• NCES district ID: 3904808
• Math proficiency: 59% ▼ -14.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $44,496
• Composite: 52.6/100
• National rank: #1559
• State rank: #261 of 656 in OH

Livability — Lakeview

• Score: 63/100
• State rank: #836
• US rank: #15632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeview, OH
• County: Logan · 47,256 people
• Population (ZIP): 4,012
• Household income: $60,159
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 16.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.75%
• Current HPI: 256.2406
• 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

+206.7% since first listed

9 events — show timeline

• 2026-05-12 Listed $104,900 WRIST
• 2018-09-07 Sold (Public Records) $70,000 Public Records
• 2018-09-06 Sold (MLS) $70,000 WRIST
• 2018-07-24 Listed $73,900 WRIST
• 2017-02-10 Sold (MLS) $60,900 WRIST
• 2015-06-10 Listed $64,900 WRIST
• 2015-04-15 Listing Removed — WRIST
• 2014-10-17 Listed $64,900 WRIST
• 1990-05-30 Sold (Public Records) $34,200 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,465 · +34.9% YoY. Source: county tax records.