33015 Detroit Rd · Avon, OH 44011

$415,000

4 bd · 1.5 ba · 2,660 sqft · SingleFamily public records · 66 Days on market

Built 1952 0.68 ac lot $156/sqft · 24% below area Est $546k · 24% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +7.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prepare to be moved! Welcome to this inviting home offering a unique blend of character and versatility featuring a large barn in the backyard. This 3,210 square feet, 4 bedroom, 3.5 bath home delivers generous living areas and flexible options— all set on a spacious . 68-acre lot. Step into the bright main level designed for comfortable everyday living. The living room is anchored by a classic fireplace and a large picture window that flows seamlessly into the dining area. The kitchen is light-filled and functional, offering ample cabinetry, a convenient laundry station, and a built-in workspace overlooking the beautiful backyard. The main level also features two bedrooms, including a peaceful primary retreat with a private en-suite half bath, plus an additional full bath for added convenience. Upstairs, you’ll find a rare and versatile second living setup—ideal for multi-generational living or extended guest stays. This level includes two separate living areas and kitchens, one with a charming white-mantel fireplace, two additional bedrooms, and an enclosed sunroom perfect for morning coffee or a plant-filled sanctuary. The expansive basement offers even more potential, complete with a custom-built bar and plenty of space for a home theater, gym, or recreation area. Outside, the property truly shines. The large, level backyard provides space to relax or entertain, while the impressive barn adds exceptional functionality. Featuring a dedicated workshop area, soaring ceilings in the center section ideal for storage, tall garage doors for easy access, and a greenhouse tucked into the rear, this space is perfect for hobbyists, business owners, or anyone seeking extra versatility. Recent updates include newer windows, concrete driveway, a new septic tank (2025), and a sump pump (2026). Ideally located near schools, shopping and dining with quick access to I-90. Schedule your showing today and experience all this exceptional property has to offer!

Key facts

• Bright main level
• Functional kitchen
• Enclosed sunroom

Tags

• LARGE BARN
• BRIGHT MAIN LEVEL
• FUNCTIONAL KITCHEN
• PRIVATE EN-SUITE HALF BATH
• VERSATILE SECOND LIVING SETUP
• ENCLOSED SUNROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (29.7% below list).
• Recommended offer: $292k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.3% in Avon — 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 72/100 on livability (#356 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Avon Local (suburban): math 77% / reading 84% proficiency, ranked #37 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Avon Heritage Elementary School (math 84% / reading 83%, grade A+, #96 of 1,584 statewide, top 6%, 972 students, 13% FRL); Avon Middle School (math 75% / reading 83%, grade A+, #54 of 654 statewide, top 9%, 1,084 students, 11% FRL); Avon High School (math 65% / reading 86%, grade A-, #65 of 781 statewide, top 8%, 1,456 students, 9% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $291,912 (29.7% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

• ARV (median comp): $545,771
• List price: $415,000
• Delta: -23.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1693 Elm Dr	0.50mi	4/3.5	2,700 (+2%)	3mo	$561,000	$208	63
34403 Detroit Rd	0.64mi	4/2.5	2,608 (-2%)	20mo	$358,000	$137	47
32859 Walnut Dr	0.48mi	4/2.5	2,389 (-10%)	14mo	$550,000	$230	45
33820 Detroit Rd	0.41mi	4/2.5	2,418 (-9%)	23mo	$421,000	$174	43
1656 Pine Dr	0.71mi	5/3.5 (+1)	2,600 (-2%)	16mo	$535,000	$206	36
32580 Detroit Rd	0.31mi	4/3.5	3,052 (+15%)	24mo	$385,000	$126	33
32895 Walnut Dr	0.45mi	4/3.0	2,262 (-15%)	20mo	$530,000	$234	32

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-90,501
• Equity at exit: $61,878

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-108,965
• Equity at exit: $35,882

Cash invested: $116,200 (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 44011

• Active inventory: 130
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,919 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$321 /mo · $3,849/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-364

Break-even live

Break-even rent $3,380

Max offer price $350,719

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-246	+0% $-364	+5% $-481	+10% $-599
Rent	-10% $-594	-5% $-479	+0% $-364	+5% $-249	+10% $-133
Rate	-1.0pp $-155	-0.5pp $-258	base $-364	+0.5pp $-471	+1.0pp $-581

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2576 Covington Pl Avon, OH	4.0	2.5	2852	$3,400	$1.19	45d	1	1.14mi

Listing history 15 events

1. 2026-06-21
   days on market $415,000 Active 66 DOM
2. 2026-06-18
   days on market $415,000 Active 63 DOM
3. 2026-06-17
   days on market $415,000 Active 62 DOM
4. 2026-06-16
   days on market $415,000 Active 61 DOM
5. 2026-06-15
   days on market $415,000 Active 60 DOM
6. 2026-06-13
   days on market $415,000 Active 58 DOM
7. 2026-06-09
   days on market $415,000 Active 54 DOM
8. 2026-06-08
   days on market $415,000 Active 53 DOM
9. 2026-06-07
   days on market $415,000 Active 52 DOM
10. 2026-06-05
    days on market $415,000 Active 49 DOM
11. 2026-06-03
    days on market $415,000 Active 48 DOM
12. 2026-06-02
    days on market $415,000 Active 47 DOM
13. 2026-06-01
    days on market $415,000 Active 46 DOM
14. 2026-05-31
    days on market $415,000 Active 45 DOM
15. 2026-04-16
    listed $440,000 Active 1995-char remark

    Show marketing remark (1995 chars)

    Prepare to be moved! Welcome to this inviting home offering a unique blend of character and versatility featuring a large barn in the backyard. This 3,210 square feet, 4 bedroom, 3.5 bath home delivers generous living areas and flexible options— all set on a spacious . 68-acre lot. Step into the bright main level designed for comfortable everyday living. The living room is anchored by a classic fireplace and a large picture window that flows seamlessly into the dining area. The kitchen is light-filled and functional, offering ample cabinetry, a convenient laundry station, and a built-in workspace overlooking the beautiful backyard. The main level also features two bedrooms, including a peaceful primary retreat with a private en-suite half bath, plus an additional full bath for added convenience. Upstairs, you’ll find a rare and versatile second living setup—ideal for multi-generational living or extended guest stays. This level includes two separate living areas and kitchens, one with a charming white-mantel fireplace, two additional bedrooms, and an enclosed sunroom perfect for morning coffee or a plant-filled sanctuary. The expansive basement offers even more potential, complete with a custom-built bar and plenty of space for a home theater, gym, or recreation area. Outside, the property truly shines. The large, level backyard provides space to relax or entertain, while the impressive barn adds exceptional functionality. Featuring a dedicated workshop area, soaring ceilings in the center section ideal for storage, tall garage doors for easy access, and a greenhouse tucked into the rear, this space is perfect for hobbyists, business owners, or anyone seeking extra versatility. Recent updates include newer windows, concrete driveway, a new septic tank (2025), and a sump pump (2026). Ideally located near schools, shopping and dining with quick access to I-90. Schedule your showing today and experience all this exceptional property has to offer!

ⓘ 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: $3,849 · $321/mo
• Projected year-2 tax: $5,162 · $430/mo
• Expected delta: +$1,312/yr (+$109/mo · 34.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 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: $35,029
• − Mortgage interest: −$23,246
• − Property taxes: −$3,849
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$12,073
• Taxable loss: −$11,819
• Est. tax savings @ 24.0%: +$2,836
• After-tax cash flow: $-1,530/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 Local
• NCES district ID: 3904811
• Math proficiency: 77% ▼ -10.00%
• Reading proficiency: 84% ▼ -5.00%
• Median HH income: $84,034
• Composite: 71.3/100
• National rank: #230
• State rank: #37 of 656 in OH

Livability — Avon

• Score: 72/100
• State rank: #356
• US rank: #5751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, OH
• County: Lorain County · 219,437 people
• City population: 25,317
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 25,317
• Household income: $135,915
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 303.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 4% Black 4% Asian 3%
• Common ancestry: Romanian 7% Slovak 4% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Arabic 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: ▼ -134.55%
• Current HPI: 191.9412
• 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

1 event — show timeline

• 2026-04-16 Listed $440,000 MLSNOW

Property tax history

+3.9%/yr

Latest (2025): $3,849 · -15.9% YoY. Source: county tax records.