68 Landings Way · Avon Lake, OH 44012

$182,000

3 bd · 1.5 ba · 1,273 sqft · Condo public records · 41 Days on market

Built 1977 $143/sqft · 7% below area Est $197k · 7% under $579/mo HOA · 18% of rent

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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 +28.7/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

Key facts

• Double vanity
• Dual shower head
• Finished basement

Tags

• PRIVATE EXPANDED PATIO
• UPDATED LANDSCAPING
• LARGE WALK-IN CLOSET
• DUAL SHOWER HEAD
• DOUBLE VANITY
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $182k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $182k).
• Recommended offer: $177k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.2% 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: schools A+, crime A+, employment 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.
• Market conditions: 178 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 33% of the median local income ($116k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.64
• GRM: 4.8

CMA / ARV

• ARV (median comp): $196,523
• List price: $182,000
• Delta: -7.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $9,541
• Equity at exit: $27,137

10-year hold

• IRR: 14.4%
• Equity multiple: 2.17×
• Total profit: $59,757
• Equity at exit: $15,736

Cash invested: $50,960 (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: 178
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,143 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$76
• HOA: −$579
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $606

Break-even live

Break-even rent $2,376

Max offer price $182,000

Occupancy floor 76%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	1.02mi
126 Beachwood Ave Unit 1496069P Avon Lake, OH	3.0	1.5	1140	$6,089	$5.34	7d	1	1.09mi
145 Beck Rd Avon Lake, OH	4.0	1.0	1332	$2,250	$1.69	43d	1	1.48mi

HOA detail condo

• Monthly dues: $579 · $6,948/yr
• Likely covers: internetlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-05
   status $182,000 Pending 41 DOM
2. 2026-06-03
   days on market $182,000 Active 41 DOM
3. 2026-06-02
   days on market $182,000 Active 40 DOM
4. 2026-06-02
   price $182,000 Active 39 DOM
5. 2026-06-01
   days on market $188,000 Active 39 DOM
6. 2026-05-31
   days on market $188,000 Active 38 DOM
7. 2026-05-19
   status Active 1479-char remark

   Show marketing remark (1479 chars)

   Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

8. 2026-05-19
   price $188,000 1479-char remark

   Show marketing remark (1479 chars)

   Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

9. 2026-05-15
   status Pending 1479-char remark

   Show marketing remark (1479 chars)

   Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

10. 2026-04-21
    status Active 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

11. 2026-04-19
    status Pending 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

12. 2026-04-17
    listed $195,000 Active 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to low maintenance living in an updated 3-bedroom, 1.5 bath, true end unit townhouse! Located in the center of beautiful Avon Lake with convenient access to the highway and shopping, the main floor offers lots of light and an open feel with a roomy kitchen, dining and family room. Off the family room is a large sliding glass door which leads to a private expanded patio area with updated landscaping and lots of green space! Upstairs you will find 3 nice sized bedrooms, all with ceiling fan/lights and newer windows. There’s a large walk-in closet connecting the master bedroom to the main bathroom which boasts brand new faucets and a dual shower head, along with a double vanity with loads of storage! The finished basement offers additional living space and a private laundry room. There’s additional storage in the basement as well as in the second-floor attic. All appliances and window treatments stay! The new smart thermostat and Wi-Fi controlled garage door opener app allow you to control both from the convenience of your phone. As part of the Landings Community, you also have access to the Landings Racquet and Swim Clubhouse (with full kitchen for use during rentals) and its well-maintained amenities which include an inground swimming pool, pickleball, tennis and basketball court, and a children's playground. Kopf's reservation walking/biking trails are only steps from this townhouse, and the lake is only a short 2-minute drive away!

13. 2021-07-06
    soldstatus $185,000
14. 2021-07-02
    soldstatus $185,000 Closed 994-char remark

    Show marketing remark (994 chars)

    Don't miss out on seeing this 1200+ square foot beautiful 3 bedroom, 1.5 bathroom end unit condo in the Landings! The maintenance-free exterior of this building has upgraded vinyl siding and a newer roof. As you make your way inside, you will find a beautiful first floor with today's paint colors, laminate wood flooring and more. The highly functional kitchen features newer stainless steel appliances and painted cabinetry with plenty of storage. The first floor also has a spacious dining area (which is only available in Landing's end unit condos) and a bright and airy living room with large sliding door that goes out to the attached patio and common area. Upstairs you will find three generous sized bedrooms and a full bath with updated fixtures, including a brand new bathtub and surround (2021). Attached to the bathroom is the owner's suite with a generously-sized walk-in closet. Heading downstairs, you'll find a powder room on the landing as you make your way to the basement--w

15. 2021-05-11
    status Pending 994-char remark

    Show marketing remark (994 chars)

    Don't miss out on seeing this 1200+ square foot beautiful 3 bedroom, 1.5 bathroom end unit condo in the Landings! The maintenance-free exterior of this building has upgraded vinyl siding and a newer roof. As you make your way inside, you will find a beautiful first floor with today's paint colors, laminate wood flooring and more. The highly functional kitchen features newer stainless steel appliances and painted cabinetry with plenty of storage. The first floor also has a spacious dining area (which is only available in Landing's end unit condos) and a bright and airy living room with large sliding door that goes out to the attached patio and common area. Upstairs you will find three generous sized bedrooms and a full bath with updated fixtures, including a brand new bathtub and surround (2021). Attached to the bathroom is the owner's suite with a generously-sized walk-in closet. Heading downstairs, you'll find a powder room on the landing as you make your way to the basement--w

16. 2021-05-07
    listed $164,900 Active 994-char remark

    Show marketing remark (994 chars)

    Don't miss out on seeing this 1200+ square foot beautiful 3 bedroom, 1.5 bathroom end unit condo in the Landings! The maintenance-free exterior of this building has upgraded vinyl siding and a newer roof. As you make your way inside, you will find a beautiful first floor with today's paint colors, laminate wood flooring and more. The highly functional kitchen features newer stainless steel appliances and painted cabinetry with plenty of storage. The first floor also has a spacious dining area (which is only available in Landing's end unit condos) and a bright and airy living room with large sliding door that goes out to the attached patio and common area. Upstairs you will find three generous sized bedrooms and a full bath with updated fixtures, including a brand new bathtub and surround (2021). Attached to the bathroom is the owner's suite with a generously-sized walk-in closet. Heading downstairs, you'll find a powder room on the landing as you make your way to the basement--w

17. 2016-09-16
    soldstatus $118,000
18. 2013-10-04
    soldstatus $108,000
19. 2013-10-04
    soldstatus $108,000
20. 2013-07-22
    listed $115,900
21. 2009-07-16
    soldstatus $113,500
22. 2003-11-14
    soldstatus $111,500
23. 1998-06-01
    soldstatus $97,000
24. 1992-06-17
    soldstatus $84,700

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,210 · $267/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 ≥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: $37,715
• − Mortgage interest: −$10,195
• − Property taxes: −$3,210
• − Insurance: −$910
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − HOA: −$6,948
• − Depreciation: −$5,295
• Taxable income: $5,123
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $6,044/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

+122.0% since first listed

18 events — show timeline

• 2026-05-19 Relisted — MLSNOW
• 2026-05-19 Price Changed $188,000 MLSNOW
• 2026-05-15 Pending — MLSNOW
• 2026-04-21 Relisted — MLSNOW
• 2026-04-19 Pending — MLSNOW
• 2026-04-17 Listed $195,000 MLSNOW
• 2021-07-06 Sold (Public Records) $185,000 Public Records
• 2021-07-02 Sold (MLS) $185,000 MLSNOW
• 2021-05-11 Pending — MLSNOW
• 2021-05-07 Listed $164,900 MLSNOW
• 2016-09-16 Sold (Public Records) $118,000 Public Records
• 2013-10-04 Sold (Public Records) $108,000 Public Records
• 2013-10-04 Sold (MLS) $108,000 MLSNOW
• 2013-07-22 Listed $115,900 MLSNOW
• 2009-07-16 Sold (Public Records) $113,500 Public Records
• 2003-11-14 Sold (Public Records) $111,500 Public Records
• 1998-06-01 Sold (Public Records) $97,000 Public Records
• 1992-06-17 Sold (Public Records) $84,700 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,210 · +7.0% YoY. Source: county tax records.