1015 Westshore Dr · Ashtabula, OH 44004

$174,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 2 Days on market

Built 1955 10,454 sqft lot $175/sqft · at area comps Est $171k · at est.

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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 +6.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Ranch In Harbor Area Of Fine Homes. Great Nieghborhood To Raise A Family. Roomy, Possible Recroom In The Basement

Key facts

• New siding
• Remodeled bathroom
• Full basement

Tags

• NEW WINDOWS
• NEW SIDING
• REMODELED BATHROOM
• FULLY FENCED BACKYARD
• FULL BASEMENT

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof; Home warranty included; Approximately 1,000 above-grade finished square feet; Lot about 0.24 acres
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Full fenced yard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating
• Interior features: Updated/remodeled condition; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Cap rate 18.6% vs local median 8.2% in Ashtabula — 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 71/100 on livability (#420 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Ashtabula Area City (town): math 24% / reading 35% proficiency, ranked #588 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• At $3,761/mo this rent would consume 91% of the median local household income ($50k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ashtabula County population projected at -22% 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 2.15% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.81%
• DSCR: 2.95
• GRM: 3.9

CMA / ARV

• ARV (median comp): $171,151
• List price: $174,900
• Delta: 2.19%
• 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
1010 Brown Dr	0.04mi	3/1.0	1,008 (+1%)	3mo	$150,000	$149	95
1030 Meadowlane Dr	0.10mi	3/2.0	1,056 (+6%)	7mo	$180,000	$170	76
809 Norman Ave	0.42mi	2/1.0 (-1)	976 (-2%)	8mo	$164,000	$168	65
1715 Pleasantview Ave	0.59mi	3/2.0	1,040 (+4%)	3mo	$170,000	$163	60
2521 W 16th St	0.52mi	3/1.0	1,056 (+6%)	9mo	$180,000	$170	59
710 Myrtle Ave	0.66mi	2/1.0 (-1)	992 (-1%)	5mo	$105,000	$106	59
1421 Norwood Dr	0.35mi	4/1.0 (+1)	1,142 (+14%)	1mo	$160,000	$140	54
2543 Burlingham Dr	0.25mi	3/2.0	1,150 (+15%)	7mo	$170,000	$148	53
3715 Atlantic Ave	0.65mi	2/1.0 (-1)	948 (-5%)	4mo	$160,000	$169	52
2132 W 13th St	0.58mi	3/1.5	1,110 (+11%)	9mo	$160,000	$144	45
612 Thayer Ave	0.75mi	3/1.5	1,104 (+10%)	1mo	$158,000	$143	45
2804 Carpenter Rd	0.67mi	2/1.0 (-1)	1,101 (+10%)	8mo	$108,000	$98	40

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: 40.7%
• Equity multiple: 2.75×
• Total profit: $85,581
• Equity at exit: $26,078

10-year hold

• IRR: 47.0%
• Equity multiple: 5.52×
• Total profit: $221,329
• Equity at exit: $15,122

Cash invested: $48,972 (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 44004

• Home prices YoY: -30.5%
• Active inventory: 162
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,761 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $1,788

Break-even live

Break-even rent $1,498

Max offer price $174,900

Occupancy floor 47%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1036 Union Ave Unit 1496086P Ashtabula, OH	3.0	1.0	1496	$5,341	$3.57	43d	1	0.35mi
1115 Myrtle Ave Ashtabula, OH	3.0	1.5	1184	$1,600	$1.35	43d	1	0.60mi

Listing history 10 events

1. 2026-05-04
   status Pending 604-char remark
2. 2026-05-01
   listed $174,900 Active 604-char remark
3. 2001-09-28
   soldstatus $84,700 120-char remark

   Show marketing remark (120 chars)

   Lovely Ranch In Harbor Area Of Fine Homes. Great Nieghborhood To Raise A Family. Roomy, Possible Recroom In The Basement

4. 2001-09-26
   soldstatus $84,700
5. 2001-06-30
   historical 120-char remark

   Show marketing remark (120 chars)

   Lovely Ranch In Harbor Area Of Fine Homes. Great Nieghborhood To Raise A Family. Roomy, Possible Recroom In The Basement

6. 2000-04-19
   listed $86,500 120-char remark

   Show marketing remark (120 chars)

   Lovely Ranch In Harbor Area Of Fine Homes. Great Nieghborhood To Raise A Family. Roomy, Possible Recroom In The Basement

7. 1998-04-01
   soldstatus $76,400

   Show marketing remark (195 chars)

   Move In Condition - Dry Basement. Tastefully Decorated Great Neighborhood Close To Schools, Art Center And Kent. Has Bonus Room For Dining Rm - Family Rm Located Off Deck And Kitchen. A Must See!

8. 1998-04-01
   soldstatus $76,400

   Show marketing remark (195 chars)

   Move In Condition - Dry Basement. Tastefully Decorated Great Neighborhood Close To Schools, Art Center And Kent. Has Bonus Room For Dining Rm - Family Rm Located Off Deck And Kitchen. A Must See!

9. 1998-03-01
   historical

   Show marketing remark (195 chars)

   Move In Condition - Dry Basement. Tastefully Decorated Great Neighborhood Close To Schools, Art Center And Kent. Has Bonus Room For Dining Rm - Family Rm Located Off Deck And Kitchen. A Must See!

10. 1997-05-05
    listed $79,999

    Show marketing remark (195 chars)

    Move In Condition - Dry Basement. Tastefully Decorated Great Neighborhood Close To Schools, Art Center And Kent. Has Bonus Room For Dining Rm - Family Rm Located Off Deck And Kitchen. A Must See!

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,524 · $210/mo
• Expected delta: +$204/yr (+$17/mo · 8.8%)

ⓘ 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 ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,136
• − Mortgage interest: −$9,797
• − Property taxes: −$2,320
• − Insurance: −$874
• − Repairs & maintenance: −$3,611
• − Management: −$3,611
• − Depreciation: −$5,088
• Taxable income: $19,834
• Est. tax owed @ 24.0%: −$4,760
• After-tax cash flow: $16,696/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: Ashtabula Area City
• NCES district ID: 3904351
• Math proficiency: 24% ▼ -27.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $34,812
• Composite: 24.3/100
• National rank: #7712
• State rank: #588 of 656 in OH

Livability — Ashtabula

• Score: 71/100
• State rank: #420
• US rank: #6883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashtabula, OH
• County: Ashtabula · 97,617 people
• City population: 31,076
• Metro: Cleveland, OH
• Population (ZIP): 31,076
• Household income: $49,507
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 14.1

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 4% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.51%
• Current HPI: 260.7146
• 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

+106.3% since first listed

11 events — show timeline

• 2026-06-12 Sold (MLS) $165,000 MLSNOW
• 2026-05-04 Pending — MLSNOW
• 2026-05-01 Listed $174,900 MLSNOW
• 2001-09-28 Sold (MLS) $84,700 MLSNOW
• 2001-09-26 Sold (Public Records) $84,700 Public Records
• 2001-06-30 Listing Removed — MLSNOW
• 2000-04-19 Listed $86,500 MLSNOW
• 1998-04-01 Sold (Public Records) $76,400 Public Records
• 1998-04-01 Sold (MLS) $76,400 MLSNOW
• 1998-03-01 Listing Removed — MLSNOW
• 1997-05-05 Listed $79,999 MLSNOW

Property tax history

+5.8%/yr

Latest (2025): $2,320 · +40.8% YoY. Source: county tax records.