4861 Woodview Dr Dr · Vermilion, OH 44089

$347,500

4 bd · 2.5 ba · 2,202 sqft · SingleFamily public records · 47 Days on market

Built 1979 915 sqft lot Est $319k · 9% over

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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
• Schools +5.0/10.0
• Livability +4.0/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prepare to be moved! Welcome to this charming 4-bedroom, 2.5-bath Colonial offering 2,202 sq. ft. of classic comfort and timeless appeal. This beautiful two-story home combines elegant details with a warm, inviting atmosphere, perfect for family living and entertaining. Step inside the inviting foyer, leading to a cozy living area featuring a fireplace framed in beautiful brick. Newer windows and custom blinds fill the space with natural light, while neutral tones and newer carpeting on the stairs, hallway, and master bedroom create a warm and welcoming atmosphere. The kitchen and dining areas blend practicality with timeless charm, featuring wood cabinetry, white countertops, and newer stainless steel appliances. A cozy breakfast nook connects to the formal dining room, enhanced by another bay window that frames peaceful backyard views an ideal space for family meals or entertaining guests. The spacious living room offers a classic, comfortable setting, for movie nights or gatherings. A main-level laundry room adds everyday convenience. Upstairs, you’ll find four generous bedrooms, including a master suite with a redone private bathroom and an upgraded closet system. The main hall bath has also been refreshed with a new sink, toilet, and Bath Fitter tub surround. The basement provides additional space and ample storage. Step outside to your private outdoor retreat, featuring an added hardscaping patio, stone path, and welcoming fire pit for entertaining or relaxing under the stars. The 3-car tandem garage offers plenty of parking and extra storage. Surrounded by mature trees, lush landscaping, and a classic white picket fence, this property combines comfort, quality, and peace of mind. Conveniently located near major highways, local churches, schools including Vermilion High School, and offering community pool access, this home truly has it all!

Key facts

• Cozy breakfast nook
• White countertops
• Newer windows

Tags

• FIREPLACE FRAMED IN BRICK
• NEWER WINDOWS
• CUSTOM BLINDS
• WOOD CABINETRY
• WHITE COUNTERTOPS
• COZY BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $348k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $348k).
• Recommended offer: $337k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 6.2% in Vermilion — 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 81/100 on livability (#96 in OH, #1,481 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Vermilion Local (suburban): math 56% / reading 60% proficiency, ranked #316 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• At $6,764/mo this rent would consume 113% of the median local household income ($72k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Erie 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 $97k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Recommended offer $337,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1979 — 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 B-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?
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: 1.95% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.93%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $319,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4829 Woodview Dr	0.05mi	4/2.5	2,304 (+5%)	2mo	$314,900	$137	88
5000 Oakview Dr	0.22mi	4/2.0	2,225 (+1%)	15mo	$194,000	$87	74
4973 Woodview Dr	0.13mi	4/2.5	1,965 (-11%)	6mo	$325,000	$165	71
1140 W River Rd	0.33mi	4/2.0	2,300 (+4%)	9mo	$240,000	$104	68
4809 Timberview Dr	0.07mi	3/2.0 (-1)	2,308 (+5%)	18mo	$305,000	$132	67
915 Nautical Dr	0.59mi	3/2.5 (-1)	2,311 (+5%)	0mo	$480,000	$208	59
6712 Candy Ln	0.34mi	4/2.0	2,496 (+13%)	2mo	$365,500	$146	58
6711 Candy Ln	0.38mi	3/2.5 (-1)	2,484 (+13%)	1mo	$345,000	$139	55
1058 Wayne Trl	0.74mi	4/2.5	2,098 (-5%)	12mo	$415,000	$198	48
4348 Tomahawk Ln	0.73mi	4/2.5	2,047 (-7%)	13mo	$420,000	$205	44
5549 Ingleside Ave	0.73mi	3/2.0 (-1)	2,220 (+1%)	20mo	$299,900	$135	41
1299 State Rd	0.71mi	3/2.0 (-1)	1,893 (-14%)	22mo	$275,000	$145	18

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: 32.8%
• Equity multiple: 2.38×
• Total profit: $134,500
• Equity at exit: $51,813

10-year hold

• IRR: 39.8%
• Equity multiple: 4.73×
• Total profit: $363,010
• Equity at exit: $30,045

Cash invested: $97,300 (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 44089

• Active inventory: 145
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $6,764 medium
• Mortgage (P&I): −$1,822
• Tax from tax record: −$381 /mo · $4,576/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,420
• Net cashflow: $2,995

Break-even live

Break-even rent $2,973

Max offer price $347,500

Occupancy floor 51%

Sensitivity live

Price	-10% $3,192	-5% $3,093	+0% $2,995	+5% $2,896	+10% $2,798
Rent	-10% $2,460	-5% $2,728	+0% $2,995	+5% $3,262	+10% $3,529
Rate	-1.0pp $3,170	-0.5pp $3,083	base $2,995	+0.5pp $2,905	+1.0pp $2,813

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: $86,875
• Closing costs: $10,425
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4861 Pineview Dr Unit 1496121P Vermilion, OH	5.0	2.0	2055	$6,645	$3.23	3d	1	0.05mi
5012 Hollyview Dr Unit 1496126P Vermilion, OH	4.0	1.5	1679	$8,362	$4.98	45d	1	0.31mi
5821 South St Vermilion, OH	5.0	2.5	2007	$2,995	$1.49	3d	1	1.20mi

Listing history 9 events

1. 2025-12-12
   soldstatus $347,500 Closed 1884-char remark

   Show marketing remark (1884 chars)

   Prepare to be moved! Welcome to this charming 4-bedroom, 2.5-bath Colonial offering 2,202 sq. ft. of classic comfort and timeless appeal. This beautiful two-story home combines elegant details with a warm, inviting atmosphere, perfect for family living and entertaining. Step inside the inviting foyer, leading to a cozy living area featuring a fireplace framed in beautiful brick. Newer windows and custom blinds fill the space with natural light, while neutral tones and newer carpeting on the stairs, hallway, and master bedroom create a warm and welcoming atmosphere. The kitchen and dining areas blend practicality with timeless charm, featuring wood cabinetry, white countertops, and newer stainless steel appliances. A cozy breakfast nook connects to the formal dining room, enhanced by another bay window that frames peaceful backyard views an ideal space for family meals or entertaining guests. The spacious living room offers a classic, comfortable setting, for movie nights or gatherings. A main-level laundry room adds everyday convenience. Upstairs, you’ll find four generous bedrooms, including a master suite with a redone private bathroom and an upgraded closet system. The main hall bath has also been refreshed with a new sink, toilet, and Bath Fitter tub surround. The basement provides additional space and ample storage. Step outside to your private outdoor retreat, featuring an added hardscaping patio, stone path, and welcoming fire pit for entertaining or relaxing under the stars. The 3-car tandem garage offers plenty of parking and extra storage. Surrounded by mature trees, lush landscaping, and a classic white picket fence, this property combines comfort, quality, and peace of mind. Conveniently located near major highways, local churches, schools including Vermilion High School, and offering community pool access, this home truly has it all!

2. 2025-12-12
   soldstatus $347,500

   Show marketing remark (1884 chars)

   Prepare to be moved! Welcome to this charming 4-bedroom, 2.5-bath Colonial offering 2,202 sq. ft. of classic comfort and timeless appeal. This beautiful two-story home combines elegant details with a warm, inviting atmosphere, perfect for family living and entertaining. Step inside the inviting foyer, leading to a cozy living area featuring a fireplace framed in beautiful brick. Newer windows and custom blinds fill the space with natural light, while neutral tones and newer carpeting on the stairs, hallway, and master bedroom create a warm and welcoming atmosphere. The kitchen and dining areas blend practicality with timeless charm, featuring wood cabinetry, white countertops, and newer stainless steel appliances. A cozy breakfast nook connects to the formal dining room, enhanced by another bay window that frames peaceful backyard views an ideal space for family meals or entertaining guests. The spacious living room offers a classic, comfortable setting, for movie nights or gatherings. A main-level laundry room adds everyday convenience. Upstairs, you’ll find four generous bedrooms, including a master suite with a redone private bathroom and an upgraded closet system. The main hall bath has also been refreshed with a new sink, toilet, and Bath Fitter tub surround. The basement provides additional space and ample storage. Step outside to your private outdoor retreat, featuring an added hardscaping patio, stone path, and welcoming fire pit for entertaining or relaxing under the stars. The 3-car tandem garage offers plenty of parking and extra storage. Surrounded by mature trees, lush landscaping, and a classic white picket fence, this property combines comfort, quality, and peace of mind. Conveniently located near major highways, local churches, schools including Vermilion High School, and offering community pool access, this home truly has it all!

3. 2025-12-09
   status Pending
4. 2025-11-07
   status Pending 1884-char remark

   Show marketing remark (1884 chars)

   Prepare to be moved! Welcome to this charming 4-bedroom, 2.5-bath Colonial offering 2,202 sq. ft. of classic comfort and timeless appeal. This beautiful two-story home combines elegant details with a warm, inviting atmosphere, perfect for family living and entertaining. Step inside the inviting foyer, leading to a cozy living area featuring a fireplace framed in beautiful brick. Newer windows and custom blinds fill the space with natural light, while neutral tones and newer carpeting on the stairs, hallway, and master bedroom create a warm and welcoming atmosphere. The kitchen and dining areas blend practicality with timeless charm, featuring wood cabinetry, white countertops, and newer stainless steel appliances. A cozy breakfast nook connects to the formal dining room, enhanced by another bay window that frames peaceful backyard views an ideal space for family meals or entertaining guests. The spacious living room offers a classic, comfortable setting, for movie nights or gatherings. A main-level laundry room adds everyday convenience. Upstairs, you’ll find four generous bedrooms, including a master suite with a redone private bathroom and an upgraded closet system. The main hall bath has also been refreshed with a new sink, toilet, and Bath Fitter tub surround. The basement provides additional space and ample storage. Step outside to your private outdoor retreat, featuring an added hardscaping patio, stone path, and welcoming fire pit for entertaining or relaxing under the stars. The 3-car tandem garage offers plenty of parking and extra storage. Surrounded by mature trees, lush landscaping, and a classic white picket fence, this property combines comfort, quality, and peace of mind. Conveniently located near major highways, local churches, schools including Vermilion High School, and offering community pool access, this home truly has it all!

5. 2025-10-23
   listed $347,500 Active

   Show marketing remark (1884 chars)

   Prepare to be moved! Welcome to this charming 4-bedroom, 2.5-bath Colonial offering 2,202 sq. ft. of classic comfort and timeless appeal. This beautiful two-story home combines elegant details with a warm, inviting atmosphere, perfect for family living and entertaining. Step inside the inviting foyer, leading to a cozy living area featuring a fireplace framed in beautiful brick. Newer windows and custom blinds fill the space with natural light, while neutral tones and newer carpeting on the stairs, hallway, and master bedroom create a warm and welcoming atmosphere. The kitchen and dining areas blend practicality with timeless charm, featuring wood cabinetry, white countertops, and newer stainless steel appliances. A cozy breakfast nook connects to the formal dining room, enhanced by another bay window that frames peaceful backyard views an ideal space for family meals or entertaining guests. The spacious living room offers a classic, comfortable setting, for movie nights or gatherings. A main-level laundry room adds everyday convenience. Upstairs, you’ll find four generous bedrooms, including a master suite with a redone private bathroom and an upgraded closet system. The main hall bath has also been refreshed with a new sink, toilet, and Bath Fitter tub surround. The basement provides additional space and ample storage. Step outside to your private outdoor retreat, featuring an added hardscaping patio, stone path, and welcoming fire pit for entertaining or relaxing under the stars. The 3-car tandem garage offers plenty of parking and extra storage. Surrounded by mature trees, lush landscaping, and a classic white picket fence, this property combines comfort, quality, and peace of mind. Conveniently located near major highways, local churches, schools including Vermilion High School, and offering community pool access, this home truly has it all!

6. 2025-10-23
   listed $347,500 Active 1884-char remark

   Show marketing remark (1884 chars)

   Prepare to be moved! Welcome to this charming 4-bedroom, 2.5-bath Colonial offering 2,202 sq. ft. of classic comfort and timeless appeal. This beautiful two-story home combines elegant details with a warm, inviting atmosphere, perfect for family living and entertaining. Step inside the inviting foyer, leading to a cozy living area featuring a fireplace framed in beautiful brick. Newer windows and custom blinds fill the space with natural light, while neutral tones and newer carpeting on the stairs, hallway, and master bedroom create a warm and welcoming atmosphere. The kitchen and dining areas blend practicality with timeless charm, featuring wood cabinetry, white countertops, and newer stainless steel appliances. A cozy breakfast nook connects to the formal dining room, enhanced by another bay window that frames peaceful backyard views an ideal space for family meals or entertaining guests. The spacious living room offers a classic, comfortable setting, for movie nights or gatherings. A main-level laundry room adds everyday convenience. Upstairs, you’ll find four generous bedrooms, including a master suite with a redone private bathroom and an upgraded closet system. The main hall bath has also been refreshed with a new sink, toilet, and Bath Fitter tub surround. The basement provides additional space and ample storage. Step outside to your private outdoor retreat, featuring an added hardscaping patio, stone path, and welcoming fire pit for entertaining or relaxing under the stars. The 3-car tandem garage offers plenty of parking and extra storage. Surrounded by mature trees, lush landscaping, and a classic white picket fence, this property combines comfort, quality, and peace of mind. Conveniently located near major highways, local churches, schools including Vermilion High School, and offering community pool access, this home truly has it all!

7. 2007-03-30
   soldstatus $175,000
8. 2007-03-23
   soldstatus $175,000 290-char remark

   Show marketing remark (290 chars)

   Mint, 4-bedroom Colonial W/ 3-car Garage! Brick Fireplace. Formal Dining Rm. Kitchen W/ Brkfst Area. Two Bay Windows! Master W/ Walk-in Closet And Full Bath. Professionally Landscaped. Neutral Decor. Anderson Windows. High Eff Furnace. 50gal H2o Tank. Patio W/ Huge Backyard! Home Warranty!

9. 2007-01-12
   listed $179,900 290-char remark

   Show marketing remark (290 chars)

   Mint, 4-bedroom Colonial W/ 3-car Garage! Brick Fireplace. Formal Dining Rm. Kitchen W/ Brkfst Area. Two Bay Windows! Master W/ Walk-in Closet And Full Bath. Professionally Landscaped. Neutral Decor. Anderson Windows. High Eff Furnace. 50gal H2o Tank. Patio W/ Huge Backyard! Home Warranty!

ⓘ 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: $4,576 · $381/mo
• Projected year-2 tax: $4,998 · $417/mo
• Expected delta: +$423/yr (+$35/mo · 9.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,163
• − Mortgage interest: −$19,465
• − Property taxes: −$4,576
• − Insurance: −$1,738
• − Repairs & maintenance: −$6,493
• − Management: −$6,493
• − Depreciation: −$10,109
• Taxable income: $32,289
• Est. tax owed @ 24.0%: −$7,749
• After-tax cash flow: $28,188/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: Vermilion Local
• NCES district ID: 3904682
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $52,091
• Composite: 49.61/100
• National rank: #1981
• State rank: #316 of 656 in OH

Livability — Vermilion

• Score: 81/100
• State rank: #96
• US rank: #1481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vermilion, OH
• County: Erie · 78,232 people
• Metro: Sandusky, OH
• Population (ZIP): 15,873
• Household income: $72,045
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 5.8

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.76%
• Current HPI: 206.8223
• 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

+93.2% since first listed

9 events — show timeline

• 2025-12-12 Sold (Public Records) $347,500 Public Records
• 2025-12-12 Sold (MLS) $347,500 MLSNOW
• 2025-12-09 Pending — FAOR
• 2025-11-07 Pending — MLSNOW
• 2025-10-23 Listed $347,500 FAOR
• 2025-10-23 Listed $347,500 MLSNOW
• 2007-03-30 Sold (Public Records) $175,000 Public Records
• 2007-03-23 Sold (MLS) $175,000 MLSNOW
• 2007-01-12 Listed $179,900 MLSNOW

Property tax history

+4.6%/yr

Latest (2025): $4,576 · +19.2% YoY. Source: county tax records.