311 Inwood Blvd · Avon Lake, OH 44012

$189,900

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 35 Days on market

Built 1951 6,098 sqft lot $191/sqft · 11% below area Est $214k · 11% under

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +12.6/15.0
• Schools +7.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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

Your home search is over! This 3 bed, 1 bath cape cod in Avon Lake is the home you've been looking for. Wood floors throughout the living room and first floor bedroom will welcome you in. Eat in kitchen with stainless steel appliances, full bath, and laundry round out the first floor. Upstairs are the remaining two large bedrooms and a half bath. Partially fenced in backyard and back patio are additional spaces you can enjoy. Only 9 houses away from Inwood park, and a short drive to the high school or the lake. AC new last year. Schedule your private showing today!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1951 — 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 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?
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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $214,039
• List price: $189,900
• Delta: -11.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Inwood Blvd	0.05mi	4/1.5 (+1)	995 (0%)	1mo	$222,000	$223	90
306 Inwood Blvd	0.04mi	3/1.0	995 (0%)	23mo	$210,000	$211	79
359 Dellwood Rd	0.14mi	2/1.0 (-1)	846 (-15%)	2mo	$215,000	$254	62
435 Avon Belden Rd	0.49mi	3/1.5	936 (-6%)	9mo	$214,000	$229	58
126 Beachwood Ave	0.64mi	3/1.5	1,144 (+15%)	14mo	$265,000	$232	31

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-13,121
• Equity at exit: $28,315

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $11,394
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$241 /mo · $2,893/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $277

Break-even live

Break-even rent $1,666

Max offer price $189,900

Occupancy floor 81%

Sensitivity live

Price	-10% $384	-5% $330	+0% $277	+5% $223	+10% $169
Rent	-10% $117	-5% $197	+0% $277	+5% $356	+10% $436
Rate	-1.0pp $372	-0.5pp $325	base $277	+0.5pp $227	+1.0pp $177

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Somerset Ln Avon Lake, OH	1.0–2.0	1.0–2.0	1042	$1,787	$1.71	2d	14	1.22mi
407 Rachel Ln Avon Lake, OH	2.0	1.5	1080	$1,850	$1.71	44d	1	1.25mi
455 Rachel Ln Avon Lake, OH	2.0	1.5	1080	$1,670	$1.55	24d	1	1.27mi
33168 Beverly Ln Avon Lake, OH	2.0	1.5	1080	$1,850	$1.71	44d	1	1.31mi

Listing history 27 events

1. 2026-06-18
   days on market $189,900 Active 35 DOM
2. 2026-06-17
   days on market $189,900 Active 34 DOM
3. 2026-06-16
   days on market $189,900 Active 33 DOM
4. 2026-06-15
   days on market $189,900 Active 32 DOM
5. 2026-06-13
   days on market $189,900 Active 30 DOM
6. 2026-06-13
   days on market $189,900 Active 29 DOM
7. 2026-06-09
   days on market $189,900 Active 26 DOM
8. 2026-06-08
   days on market $189,900 Active 25 DOM
9. 2026-06-07
   days on market $189,900 Active 24 DOM
10. 2026-06-05
    days on market $189,900 Active 21 DOM
11. 2026-06-03
    days on market $189,900 Active 20 DOM
12. 2026-06-02
    days on market $189,900 Active 19 DOM
13. 2026-06-01
    days on market $189,900 Active 18 DOM
14. 2026-05-31
    days on market $189,900 Active 17 DOM
15. 2026-05-14
    listed $189,900 Active 554-char remark
16. 2023-04-05
    soldstatus $190,000 Closed 571-char remark

    Show marketing remark (571 chars)

    Your home search is over! This 3 bed, 1 bath cape cod in Avon Lake is the home you've been looking for. Wood floors throughout the living room and first floor bedroom will welcome you in. Eat in kitchen with stainless steel appliances, full bath, and laundry round out the first floor. Upstairs are the remaining two large bedrooms and a half bath. Partially fenced in backyard and back patio are additional spaces you can enjoy. Only 9 houses away from Inwood park, and a short drive to the high school or the lake. AC new last year. Schedule your private showing today!

17. 2023-03-08
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Your home search is over! This 3 bed, 1 bath cape cod in Avon Lake is the home you've been looking for. Wood floors throughout the living room and first floor bedroom will welcome you in. Eat in kitchen with stainless steel appliances, full bath, and laundry round out the first floor. Upstairs are the remaining two large bedrooms and a half bath. Partially fenced in backyard and back patio are additional spaces you can enjoy. Only 9 houses away from Inwood park, and a short drive to the high school or the lake. AC new last year. Schedule your private showing today!

18. 2023-03-06
    status Active 571-char remark

    Show marketing remark (571 chars)

    Your home search is over! This 3 bed, 1 bath cape cod in Avon Lake is the home you've been looking for. Wood floors throughout the living room and first floor bedroom will welcome you in. Eat in kitchen with stainless steel appliances, full bath, and laundry round out the first floor. Upstairs are the remaining two large bedrooms and a half bath. Partially fenced in backyard and back patio are additional spaces you can enjoy. Only 9 houses away from Inwood park, and a short drive to the high school or the lake. AC new last year. Schedule your private showing today!

19. 2016-02-23
    soldstatus $91,000
20. 2016-02-22
    soldstatus $91,000 Sold

    Show marketing remark (226 chars)

    Cute and Cozy Cape Cod! Updated Eat-In Kitchen, Newer Stainless Refrigerator, Range and Microwave STAY! New Furnace in 2014! Good size backyard with fencing. This great home is just 1 block from Inwood Park. Move In condition.

21. 2016-01-18
    status Pending

    Show marketing remark (226 chars)

    Cute and Cozy Cape Cod! Updated Eat-In Kitchen, Newer Stainless Refrigerator, Range and Microwave STAY! New Furnace in 2014! Good size backyard with fencing. This great home is just 1 block from Inwood Park. Move In condition.

22. 2016-01-08
    historical Contingent

    Show marketing remark (226 chars)

    Cute and Cozy Cape Cod! Updated Eat-In Kitchen, Newer Stainless Refrigerator, Range and Microwave STAY! New Furnace in 2014! Good size backyard with fencing. This great home is just 1 block from Inwood Park. Move In condition.

23. 2015-12-05
    price $99,999

    Show marketing remark (226 chars)

    Cute and Cozy Cape Cod! Updated Eat-In Kitchen, Newer Stainless Refrigerator, Range and Microwave STAY! New Furnace in 2014! Good size backyard with fencing. This great home is just 1 block from Inwood Park. Move In condition.

24. 2015-11-07
    listed $105,000 Active

    Show marketing remark (226 chars)

    Cute and Cozy Cape Cod! Updated Eat-In Kitchen, Newer Stainless Refrigerator, Range and Microwave STAY! New Furnace in 2014! Good size backyard with fencing. This great home is just 1 block from Inwood Park. Move In condition.

25. 2011-06-23
    soldstatus $85,000
26. 2011-06-21
    soldstatus $85,000
27. 2010-11-26
    listed $95,000

ⓘ 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: $2,893 · $241/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$35/yr (+$3/mo · 1.2%)

ⓘ 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 · 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: $24,192
• − Mortgage interest: −$10,637
• − Property taxes: −$2,893
• − Insurance: −$950
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$5,524
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $3,243/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

+99.9% since first listed

13 events — show timeline

• 2026-05-14 Listed $189,900 MLSNOW
• 2023-04-05 Sold (MLS) $190,000 MLSNOW
• 2023-03-08 Pending — MLSNOW
• 2023-03-06 Relisted — MLSNOW
• 2016-02-23 Sold (Public Records) $91,000 Public Records
• 2016-02-22 Sold (MLS) $91,000 MLSNOW
• 2016-01-18 Pending — MLSNOW
• 2016-01-08 Contingent — MLSNOW
• 2015-12-05 Price Changed $99,999 MLSNOW
• 2015-11-07 Listed $105,000 MLSNOW
• 2011-06-23 Sold (MLS) $85,000 MLSNOW
• 2011-06-21 Sold (Public Records) $85,000 Public Records
• 2010-11-26 Listed $95,000 MLSNOW

Property tax history

+5.8%/yr

Latest (2025): $2,893 · +7.0% YoY. Source: county tax records.