444 W 13th St · Lorain, OH 44052

$90,000

6 bd · 2.0 ba · 1,772 sqft · MultiFamily public records · 147 Days on market

Built 1900 7,840 sqft lot $51/sqft · 27% below area Est $124k · 27% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is the kind of opportunity investors are always chasing. Welcome to 444 W 13th Street, Lorain — a vacant duplex that’s nearly turnkey and primed for tenants. Whether you’re house hacking, expanding your rental portfolio, or looking for a smart value-add play, this property checks the boxes. Both units are empty and ready for finishing touches, giving you total control from day one—set your rents, choose your tenants, and maximize cash flow without inheriting someone else’s problems. The heavy lifting is mostly done, making this an ideal play for investors who want upside without a full gut renovation. Located on a quiet residential street with easy access to local amenities, schools, and major routes, this duplex sits in a rental-friendly pocket of Lorain where demand stays strong. Two units. One purchase. Multiple exit strategies. Rent both for steady income, live in one and let the other pay the mortgage, or finish and refi. Opportunities like this don’t wait—this is about speed, vision, and execution. Let’s make a deal.

Key facts

• Rental portfolio
• Cash flow
• Vacant duplex

Tags

• VACANT DUPLEX
• TURNKEY
• RENTAL PORTFOLIO
• CASH FLOW
• QUIET RESIDENTIAL STREET
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $593/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% vs local median 5.9% in Lorain — 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 67/100 on livability (#595 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities D, health & safety D.
• Lorain City (suburban): math 13% / reading 26% proficiency, ranked #633 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• At $2,281/mo this rent would consume 61% of the median local household income ($45k/yr) (locally 1423% of renters already pay >50% of income on rent) — 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $90k implies a 718% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.53% ✓
• Cap rate: 22.10%
• Cash-on-cash: 56.45%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $123,750
• List price: $90,000
• Delta: -27.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 56.1%
• Equity multiple: 3.52×
• Total profit: $63,481
• Equity at exit: $13,419

10-year hold

• IRR: 61.5%
• Equity multiple: 7.48×
• Total profit: $163,239
• Equity at exit: $7,782

Cash invested: $25,200 (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 44052

• Home prices YoY: -28.1%
• Rents YoY: 4.1%
• Active inventory: 135
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$472
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,186

Break-even live

Break-even rent $780

Max offer price $90,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,236	-5% $1,211	+0% $1,186	+5% $1,160	+10% $1,135
Rent	-10% $1,005	-5% $1,095	+0% $1,186	+5% $1,276	+10% $1,366
Rate	-1.0pp $1,231	-0.5pp $1,208	base $1,186	+0.5pp $1,162	+1.0pp $1,138

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,280
Total (2 units)			$2,281

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 W 13th St Lorain, OH	6.0	2.0	1920	$2,041	$1.06	5d	1	0.03mi
200 E 31st St Lorain, OH	5.0	2.0	1562	$1,550	$0.99	2d	1	1.22mi

Listing history 30 events

1. 2026-06-18
   days on market $90,000 Active 147 DOM
2. 2026-06-17
   days on market $90,000 Active 146 DOM
3. 2026-06-16
   days on market $90,000 Active 145 DOM
4. 2026-06-15
   days on market $90,000 Active 144 DOM
5. 2026-06-13
   days on market $90,000 Active 142 DOM
6. 2026-06-13
   days on market $90,000 Active 141 DOM
7. 2026-06-09
   days on market $90,000 Active 138 DOM
8. 2026-06-08
   days on market $90,000 Active 137 DOM
9. 2026-06-07
   days on market $90,000 Active 136 DOM
10. 2026-06-03
    days on market $90,000 Active 132 DOM
11. 2026-06-02
    days on market $90,000 Active 131 DOM
12. 2026-06-01
    days on market $90,000 Active 130 DOM
13. 2026-05-31
    days on market $90,000 Active 129 DOM
14. 2026-05-11
    price $99,000 1091-char remark

    Show marketing remark (1091 chars)

    This is the kind of opportunity investors are always chasing. Welcome to 444 W 13th Street, Lorain — a vacant duplex that’s nearly turnkey and primed for tenants. Whether you’re house hacking, expanding your rental portfolio, or looking for a smart value-add play, this property checks the boxes. Both units are empty and ready for finishing touches, giving you total control from day one—set your rents, choose your tenants, and maximize cash flow without inheriting someone else’s problems. The heavy lifting is mostly done, making this an ideal play for investors who want upside without a full gut renovation. Located on a quiet residential street with easy access to local amenities, schools, and major routes, this duplex sits in a rental-friendly pocket of Lorain where demand stays strong. Two units. One purchase. Multiple exit strategies. Rent both for steady income, live in one and let the other pay the mortgage, or finish and refi. Opportunities like this don’t wait—this is about speed, vision, and execution. Let’s make a deal.

15. 2026-04-23
    price $105,000 1091-char remark

    Show marketing remark (1091 chars)

    This is the kind of opportunity investors are always chasing. Welcome to 444 W 13th Street, Lorain — a vacant duplex that’s nearly turnkey and primed for tenants. Whether you’re house hacking, expanding your rental portfolio, or looking for a smart value-add play, this property checks the boxes. Both units are empty and ready for finishing touches, giving you total control from day one—set your rents, choose your tenants, and maximize cash flow without inheriting someone else’s problems. The heavy lifting is mostly done, making this an ideal play for investors who want upside without a full gut renovation. Located on a quiet residential street with easy access to local amenities, schools, and major routes, this duplex sits in a rental-friendly pocket of Lorain where demand stays strong. Two units. One purchase. Multiple exit strategies. Rent both for steady income, live in one and let the other pay the mortgage, or finish and refi. Opportunities like this don’t wait—this is about speed, vision, and execution. Let’s make a deal.

16. 2026-03-12
    status Active 1091-char remark

    Show marketing remark (1091 chars)

    This is the kind of opportunity investors are always chasing. Welcome to 444 W 13th Street, Lorain — a vacant duplex that’s nearly turnkey and primed for tenants. Whether you’re house hacking, expanding your rental portfolio, or looking for a smart value-add play, this property checks the boxes. Both units are empty and ready for finishing touches, giving you total control from day one—set your rents, choose your tenants, and maximize cash flow without inheriting someone else’s problems. The heavy lifting is mostly done, making this an ideal play for investors who want upside without a full gut renovation. Located on a quiet residential street with easy access to local amenities, schools, and major routes, this duplex sits in a rental-friendly pocket of Lorain where demand stays strong. Two units. One purchase. Multiple exit strategies. Rent both for steady income, live in one and let the other pay the mortgage, or finish and refi. Opportunities like this don’t wait—this is about speed, vision, and execution. Let’s make a deal.

17. 2026-03-01
    historical Contingent 1091-char remark

    Show marketing remark (1091 chars)

    This is the kind of opportunity investors are always chasing. Welcome to 444 W 13th Street, Lorain — a vacant duplex that’s nearly turnkey and primed for tenants. Whether you’re house hacking, expanding your rental portfolio, or looking for a smart value-add play, this property checks the boxes. Both units are empty and ready for finishing touches, giving you total control from day one—set your rents, choose your tenants, and maximize cash flow without inheriting someone else’s problems. The heavy lifting is mostly done, making this an ideal play for investors who want upside without a full gut renovation. Located on a quiet residential street with easy access to local amenities, schools, and major routes, this duplex sits in a rental-friendly pocket of Lorain where demand stays strong. Two units. One purchase. Multiple exit strategies. Rent both for steady income, live in one and let the other pay the mortgage, or finish and refi. Opportunities like this don’t wait—this is about speed, vision, and execution. Let’s make a deal.

18. 2026-01-22
    listed $110,000 Active 1091-char remark

    Show marketing remark (1091 chars)

    This is the kind of opportunity investors are always chasing. Welcome to 444 W 13th Street, Lorain — a vacant duplex that’s nearly turnkey and primed for tenants. Whether you’re house hacking, expanding your rental portfolio, or looking for a smart value-add play, this property checks the boxes. Both units are empty and ready for finishing touches, giving you total control from day one—set your rents, choose your tenants, and maximize cash flow without inheriting someone else’s problems. The heavy lifting is mostly done, making this an ideal play for investors who want upside without a full gut renovation. Located on a quiet residential street with easy access to local amenities, schools, and major routes, this duplex sits in a rental-friendly pocket of Lorain where demand stays strong. Two units. One purchase. Multiple exit strategies. Rent both for steady income, live in one and let the other pay the mortgage, or finish and refi. Opportunities like this don’t wait—this is about speed, vision, and execution. Let’s make a deal.

19. 2007-12-14
    soldstatus $11,000 85-char remark

    Show marketing remark (85 chars)

    2 Family Colonial, 3 Bedrooms Per Unit, Full Basement - New Construction In The Area.

20. 2007-08-09
    listed $14,000 85-char remark

    Show marketing remark (85 chars)

    2 Family Colonial, 3 Bedrooms Per Unit, Full Basement - New Construction In The Area.

21. 2007-08-05
    historical
22. 2007-06-18
    listed $20,306
23. 2007-06-05
    historical
24. 2006-11-10
    listed $21,375
25. 1995-10-31
    soldstatus $27,500
26. 1995-10-27
    soldstatus $27,500
27. 1995-08-03
    listed $34,900
28. 1995-07-18
    historical
29. 1995-01-18
    listed $34,900
30. 1988-10-25
    soldstatus $27,000

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$60/yr (+$5/mo · 4.7%)

ⓘ 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 ≥97°F today · 17 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: $27,372
• − Mortgage interest: −$5,041
• − Property taxes: −$1,284
• − Insurance: −$450
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$2,618
• Taxable income: $13,599
• Est. tax owed @ 24.0%: −$3,264
• After-tax cash flow: $10,962/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: Lorain City
• NCES district ID: 3904426
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $32,823
• Composite: 15.81/100
• National rank: #9266
• State rank: #633 of 656 in OH

Livability — Lorain

• Score: 67/100
• State rank: #595
• US rank: #10183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorain, OH
• County: Lorain County · 219,437 people
• City population: 69,409
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 28,282
• Household income: $45,023
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1423.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Hispanic / Latino 24% Black 21% Two or more races 16%
• Hispanic origin (detail): Mexican 5% Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14%

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: ▼ -73.23%
• Current HPI: 186.9657
• Rent YoY: ▲ 4.09%
• 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

+266.7% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $99,000 MLSNOW
• 2026-04-23 Price Changed $105,000 MLSNOW
• 2026-03-12 Relisted — MLSNOW
• 2026-03-01 Contingent — MLSNOW
• 2026-01-22 Listed $110,000 MLSNOW
• 2007-12-14 Sold (MLS) $11,000 MLSNOW
• 2007-08-09 Listed $14,000 MLSNOW
• 2007-08-05 Listing Removed — MLSNOW
• 2007-06-18 Listed $20,306 MLSNOW
• 2007-06-05 Listing Removed — MLSNOW
• 2006-11-10 Listed $21,375 MLSNOW
• 1995-10-31 Sold (MLS) $27,500 MLSNOW
• 1995-10-27 Sold (Public Records) $27,500 Public Records
• 1995-08-03 Listed $34,900 MLSNOW
• 1995-07-18 Listing Removed — MLSNOW
• 1995-01-18 Listed $34,900 MLSNOW
• 1988-10-25 Sold (Public Records) $27,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,284 · -4.9% YoY. Source: county tax records.