234 S Point Dr · Avon Lake, OH 44012

$189,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 12 Days on market

Built 1950 5,227 sqft lot Est $269k · 29% under

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Why this score? — see what drove the A- 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
• 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

Ready for a new home? Check out this 3 bedroom, 1 bath home in Avon Lake. Cute fixer upper! 3 bedrooms, 1 bath. Spacious Living Room with original hardwood floors. Kitchen includes all appliances as shown. Covered & screened rear porch. Two car garage - has one side for your car and a workshop in the second bay. Located in the 45's Cottage District-great walkable neighborhood! Overlook Park is just one street over and sports a new playground, splash pad and picnic tables. Like a project? This one is for you! Great starter home--make it yours!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1950

Tags

• COVERED SCREENED REAR PORCH

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 $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 12.7% 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 at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 30% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.01%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $268,632
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
196 S Point Dr	0.15mi	3/1.0	1,100 (+3%)	0mo	$215,000	$195	87
187 Lakewood Dr	0.11mi	3/1.0	1,056 (-1%)	13mo	$247,000	$234	82
182 Norman Ave	0.23mi	3/2.0	1,083 (+2%)	0mo	$190,000	$175	82
110 Oakwood Dr	0.25mi	3/2.0	1,100 (+3%)	7mo	$277,500	$252	73
128 Oakwood Dr	0.19mi	4/2.0 (+1)	999 (-6%)	2mo	$280,000	$280	70
239 Lear Rd	0.24mi	3/2.0	1,100 (+3%)	15mo	$245,000	$223	67
107 Forest Blvd	0.24mi	3/2.0	1,101 (+3%)	19mo	$280,000	$254	64
31635 Lake Rd	0.72mi	3/1.5	1,040 (-2%)	5mo	$415,000	$399	56

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $34,204
• Equity at exit: $28,315

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $113,541
• 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: 5.4×

Monthly cashflow live

• Estimated rent: $2,927 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$217 /mo · $2,610/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $1,020

Break-even live

Break-even rent $1,636

Max offer price $189,900

Occupancy floor 60%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Forest Blvd Avon Lake, OH	3.0	2.0	1214	$2,199	$1.81	2d	1	0.04mi
145 Beck Rd Avon Lake, OH	4.0	1.0	1332	$2,250	$1.69	44d	1	0.71mi
32414 Lake Rd Unit 1496053P Avon Lake, OH	4.0	3.0	850	$16,357	$19.24	21d	1	1.21mi

Listing history 11 events

1. 2026-06-18
   days on market $189,900 Active 12 DOM
2. 2026-06-17
   days on market $189,900 Active 11 DOM
3. 2026-06-16
   days on market $189,900 Active 10 DOM
4. 2026-06-15
   days on market $189,900 Active 9 DOM
5. 2026-06-13
   pricedays on market $189,900 Active 7 DOM
6. 2026-06-13
   remarks 551-char remark
7. 2026-06-13
   days on market $199,900 Active 6 DOM
8. 2026-06-09
   days on market $199,900 Active 3 DOM
9. 2026-06-08
   days on market $199,900 Active 2 DOM
10. 2026-06-07
    remarks 141-char remark
11. 2026-06-07
    listed $199,900 Active 1 DOM

ⓘ 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: $2,610 · $217/mo
• Projected year-2 tax: $2,786 · $232/mo
• Expected delta: +$176/yr (+$15/mo · 6.8%)

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

Taxation est. · year 1

• Rental income: $35,121
• − Mortgage interest: −$10,637
• − Property taxes: −$2,610
• − Insurance: −$950
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$5,524
• Taxable income: $9,781
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $9,889/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

1 event — show timeline

• 2026-06-06 Listed $199,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $2,610 · +7.0% YoY. Source: county tax records.