635 Tioga Trl · Willoughby, OH 44094

$112,000

4 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 3 Days on market

Built 1946 4,399 sqft lot Est $163k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity to build equity! Cute Bungalow features 4 bedrooms and 1 full bath! Living room w/ hardwood floors and wood burning fireplace! White kitchen w/ laminate flooring, formica countertops and appls! Formal dining room/eating area off kitchen! 2 bedroom on main floor w/ hardwood floors and full bath! Upstairs there is 2 bedrooms w/ closets and storage! Step down utility room w/ washer/ dryer and rear door to backyard! Close to Lake, Willoughby Park and Pool, shopping and freeways! Being sold as-is.

Key facts

• Formal dining room
• Utility room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• FORMAL DINING ROOM
• UTILITY ROOM
• REAR DOOR TO BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Two-story home; Aluminum siding exterior; Shingle (asphalt/fiberglass) roof; Block foundation; Property listed as fixer
• Construction: Built according to public records
• Exterior features: Awning(s); Shed(s); Backyard with chain link fencing; Flat, level lot

Interior

• Kitchen: White cabinetry; Tile backsplash; Formica countertops; Built-in oven; Cooktop; Refrigerator
• Bedrooms: Two main-level bedrooms; Master bedroom on the first level with hardwood flooring; Additional main-level bedroom with hardwood flooring; Second-level bedroom with hardwood flooring; Second-level bedroom with carpet, closet and storage
• Flooring: Hardwood flooring in several main-level rooms; Tile flooring in bathroom; Carpet in one second-level bedroom; Vinyl in laundry room
• Bathrooms: One full bathroom (main level) with tile flooring, updated vanity and tiled tub surround
• Heating & cooling: Forced-air gas heating
• Interior features: Ceiling fans; Wood burning fireplace; Crawl space basement
• Laundry & utility: Laundry room on first level with vinyl flooring, rear door to backyard and mechanicals; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Cap rate 12.4% vs local median 2.8% in Willoughby — 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 75/100 on livability (#249 in OH, #3,972 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Willoughby-Eastlake City (suburban): math 42% / reading 58% proficiency, ranked #434 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.0%/yr); 191 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,000

Questions for the listing agent

1. Built in 1946 — 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 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?
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: 1.56% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $163,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Tioga Trl	0.00mi	4/1.0	1,000 (0%)	1mo	$100,000	$100	100
688 Tioga Trl	0.07mi	3/1.0 (-1)	1,000 (0%)	12mo	$180,000	$180	82
766 Cherokee Trl	0.16mi	3/1.5 (-1)	1,080 (+8%)	3mo	$100,000	$93	70
6399 Seminole Trl	0.43mi	3/1.0 (-1)	1,010 (+1%)	4mo	$135,000	$134	70
908 Peach Blvd	0.51mi	3/1.0 (-1)	1,024 (+2%)	2mo	$196,000	$191	66
6426 Southgrove Rd	0.62mi	3/1.0 (-1)	1,008 (+1%)	1mo	$216,000	$214	64
6432 Ambrose Dr	0.55mi	3/1.0 (-1)	961 (-4%)	2mo	$220,000	$229	62
6177 Iroquois Trl	0.11mi	3/1.0 (-1)	1,116 (+12%)	12mo	$160,000	$143	60
6247 Seneca Trl	0.23mi	3/1.0 (-1)	912 (-9%)	12mo	$120,220	$132	60
908 Hayes Ave	0.61mi	3/1.0 (-1)	1,007 (+1%)	9mo	$140,000	$139	58
7275 Eric Dr	0.56mi	3/1.5 (-1)	1,056 (+6%)	11mo	$230,000	$218	49
1171 Garden Rd	0.68mi	3/1.5 (-1)	1,135 (+14%)	3mo	$185,000	$163	36

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 · 4.01% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.64×
• Total profit: $20,001
• Equity at exit: $16,700

10-year hold

• IRR: 25.1%
• Equity multiple: 3.29×
• Total profit: $71,884
• Equity at exit: $9,684

Cash invested: $31,360 (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 44094

• Rents YoY: 4.0%
• Active inventory: 191
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $570

Break-even live

Break-even rent $1,027

Max offer price $112,000

Occupancy floor 62%

Sensitivity live

Price	-10% $633	-5% $602	+0% $570	+5% $538	+10% $507
Rent	-10% $432	-5% $501	+0% $570	+5% $639	+10% $708
Rate	-1.0pp $626	-0.5pp $599	base $570	+0.5pp $541	+1.0pp $511

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6177 Iroquois Trl Mentor, OH	3.0	1.0	1116	$1,700	$1.52	3d	1	0.13mi
6247 Seneca Rd Mentor, OH	3.0	1.0	912	$1,750	$1.92	3d	1	0.24mi
38280 North Ln Unit H-206 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	45d	1	1.14mi
38280 North Ln Unit J-208 Willoughby, OH	3.0	2.0	1100	$1,400	$1.27	25d	1	1.14mi

Listing history 4 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   price $112,000
3. 2026-05-12
   listed $125,000 Active
4. 2000-06-28
   soldstatus $88,000

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,983
• − Mortgage interest: −$6,274
• − Property taxes: −$2,128
• − Insurance: −$560
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$3,258
• Taxable income: $5,406
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,543/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: Willoughby-Eastlake City
• NCES district ID: 3904510
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $52,500
• Composite: 42.96/100
• National rank: #3110
• State rank: #434 of 656 in OH

Livability — Willoughby

• Score: 75/100
• State rank: #249
• US rank: #3972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willoughby, OH
• County: Lake County · 204,927 people
• City population: 36,873
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 36,873
• Household income: $78,772
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1381.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.28%
• Current HPI: 179.81
• Rent YoY: ▲ 4.01%
• 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

+27.3% since first listed

4 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-05-14 Price Changed $112,000 MLSNOW
• 2026-05-12 Listed $125,000 MLSNOW
• 2000-06-28 Sold (Public Records) $88,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,128 · +0.4% YoY. Source: county tax records.