32610 Willowick Dr · Willowick, OH 44095

$166,900

3 bd · 1.0 ba · 983 sqft · SingleFamily public records · 10 Days on market

Built 1953 7,361 sqft lot $170/sqft · 6% below area Est $204k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Cape Cod-Bungalow 3 Bedrooms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace in 2006, Hwt 2017, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Some fresh paint.

Key facts

• Extra-large kitchen
• Newers siding
• Hardwood floors

Tags

• PARTIALLY FINISHED BASEMENT
• NEWERS SIDING
• HARDWOOD FLOORS
• EXTRA-LARGE KITCHEN
• DEDICATED DINING ROOM
• THREE-SEASON SUNROOM

Property features AI

Exterior

• Parking: Detached paved garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story exterior appearance (listed as 1 story); Aluminum siding
• Construction: Asphalt/fiberglass roof; Aluminum siding construction; Estimated partially finished below-grade living area
• Exterior features: Enclosed patio/porch area; Patio; Porch; Partial wood fencing; North-facing

Interior

• Kitchen: Eat-in kitchen; Microwave; Range; Refrigerator
• Bedrooms: One main-level bedroom; Additional bedrooms on second level
• Flooring: Wood flooring in bedrooms, living room and dining room
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Enclosed sunroom; Partially finished full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $8 ($97/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (5.1% below list).
• Recommended offer: $158k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#50 in OH, #706 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: 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 (+4.8%/yr); 132 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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.
• Current owner paid $79k; list at $167k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,321 (5.1% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.95% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (median comp): $204,290
• List price: $166,900
• Delta: -18.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
484 E 328th St	0.09mi	3/1.0	1,003 (+2%)	4mo	$170,000	$169	90
32118 Pendley Rd	0.33mi	3/1.0	983 (0%)	3mo	$191,000	$194	82
483 E 330th St	0.21mi	3/1.0	1,047 (+6%)	0mo	$179,000	$171	79
1470 E 332nd	0.27mi	3/1.0	1,046 (+6%)	1mo	$135,000	$129	76
448 E 328th St	0.13mi	2/1.0 (-1)	876 (-11%)	1mo	$110,000	$126	70
287 E 330th St	0.50mi	3/1.0	1,030 (+5%)	2mo	$205,000	$199	68
32222 Densmore Rd	0.31mi	3/2.0	1,064 (+8%)	0mo	$225,000	$211	67
280 E 328th St	0.44mi	3/1.0	1,100 (+12%)	2mo	$215,000	$195	58
32221 Glen Arden Dr	0.53mi	2/2.0 (-1)	1,017 (+4%)	6mo	$175,000	$172	56
1278 Hulett Ave	0.47mi	2/1.0 (-1)	902 (-8%)	5mo	$135,000	$150	55
1380 E 345th St	0.69mi	2/1.0 (-1)	858 (-13%)	5mo	$100,000	$117	38
807 Bayridge Blvd	0.73mi	3/2.0	1,110 (+13%)	5mo	$180,000	$162	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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-23,514
• Equity at exit: $24,885

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-6,991
• Equity at exit: $14,430

Cash invested: $46,732 (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 44095

• Rents YoY: 4.8%
• Active inventory: 132
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$875
• Tax from tax record: −$298 /mo · $3,574/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $8

Break-even live

Break-even rent $1,573

Max offer price $166,900

Occupancy floor 94%

Sensitivity live

Price	-10% $103	-5% $55	+0% $8	+5% $-39	+10% $-86
Rent	-10% $-117	-5% $-54	+0% $8	+5% $71	+10% $133
Rate	-1.0pp $92	-0.5pp $51	base $8	+0.5pp $-35	+1.0pp $-79

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: $41,725
• Closing costs: $5,007
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33201 Vine St Willowick, OH	1.0–2.0	1.0	621	$1,200	$1.93	21d	1	0.19mi
360 E 326th St Willowick, OH	2.0	2.0	1053	$1,447	$1.37	3d	1	0.33mi
679 Dickerson Rd Willowick, OH	4.0	2.0	806	$1,649	$2.05	2d	1	0.59mi
1323 E 360th St Eastlake, OH	3.0	1.0	1036	$1,599	$1.54	17d	1	1.29mi
29210 Green Dr Willowick, OH	3.0	1.0	1002	$1,700	$1.70	2d	1	1.45mi

Listing history 24 events

1. 2026-05-15
   status Pending 879-char remark
2. 2026-05-07
   status Active 879-char remark
3. 2026-04-30
   status Pending 879-char remark
4. 2026-04-27
   listed $166,900 Active 879-char remark
5. 2019-05-31
   soldstatus $79,000 Sold 313-char remark

   Show marketing remark (313 chars)

   Spacious Cape Cod-Bungalow 3 Bedrooms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace in 2006, Hwt 2017, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Some fresh paint.

6. 2019-05-31
   soldstatus $79,000

   Show marketing remark (313 chars)

   Spacious Cape Cod-Bungalow 3 Bedrooms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace in 2006, Hwt 2017, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Some fresh paint.

7. 2019-04-03
   status Pending 313-char remark

   Show marketing remark (313 chars)

   Spacious Cape Cod-Bungalow 3 Bedrooms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace in 2006, Hwt 2017, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Some fresh paint.

8. 2019-03-23
   historical Contingent 313-char remark

   Show marketing remark (313 chars)

   Spacious Cape Cod-Bungalow 3 Bedrooms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace in 2006, Hwt 2017, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Some fresh paint.

9. 2019-01-04
   listed $84,900 Active 313-char remark

   Show marketing remark (313 chars)

   Spacious Cape Cod-Bungalow 3 Bedrooms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace in 2006, Hwt 2017, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Some fresh paint.

10. 2016-05-26
    soldstatus $53,000 Sold

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

11. 2016-05-26
    soldstatus $61,000

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

12. 2016-04-05
    status Pending

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

13. 2016-02-26
    price $59,900

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

14. 2016-01-06
    status Active

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

15. 2015-11-03
    historical Contingent

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

16. 2015-10-29
    price $42,500

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

17. 2015-10-29
    price $64,900

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

18. 2015-09-30
    listed $54,900 Active

    Show marketing remark (386 chars)

    Spacious Cape Cod-Colonial 3Bdrms 1 full bath. Many updates include roof on home & garage, vinyl windows 2011, glass block windows 2010, furnace & H2O 2006, All rooms have hardwood floors. Eat in kitchen with formal dining room, and sun room full basement partially finished. Breaker box updated in 1993. Full Bath in immediate need of updating signs of mold & mildew.

19. 2005-06-30
    soldstatus $126,000
20. 2005-06-30
    soldstatus $126,000
21. 2005-06-28
    historical
22. 2005-06-28
    historical
23. 2005-03-09
    listed $123,900
24. 2004-09-29
    listed $123,900

ⓘ 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: $3,574 · $298/mo
• Projected year-2 tax: $3,574 · $298/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 ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,999
• − Mortgage interest: −$9,349
• − Property taxes: −$3,574
• − Insurance: −$834
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$4,855
• Taxable loss: −$2,654
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $734/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 — Willowick

• Score: 84/100
• State rank: #50
• US rank: #706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willowick, OH
• County: Lake County · 204,927 people
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,363
• Household income: $71,543
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 590.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% Spanish 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: ▼ -187.78%
• Current HPI: 171.8121
• Rent YoY: ▲ 4.81%
• 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

+34.7% since first listed

24 events — show timeline

• 2026-05-15 Pending — MLSNOW
• 2026-05-07 Relisted — MLSNOW
• 2026-04-30 Pending — MLSNOW
• 2026-04-27 Listed $166,900 MLSNOW
• 2019-05-31 Sold (Public Records) $79,000 Public Records
• 2019-05-31 Sold (MLS) $79,000 MLSNOW
• 2019-04-03 Pending — MLSNOW
• 2019-03-23 Contingent — MLSNOW
• 2019-01-04 Listed $84,900 MLSNOW
• 2016-05-26 Sold (Public Records) $61,000 Public Records
• 2016-05-26 Sold (MLS) $53,000 MLSNOW
• 2016-04-05 Pending — MLSNOW
• 2016-02-26 Price Changed $59,900 MLSNOW
• 2016-01-06 Relisted — MLSNOW
• 2015-11-03 Contingent — MLSNOW
• 2015-10-29 Price Changed $64,900 MLSNOW
• 2015-10-29 Price Changed $42,500 MLSNOW
• 2015-09-30 Listed $54,900 MLSNOW
• 2005-06-30 Sold (Public Records) $126,000 Public Records
• 2005-06-30 Sold (MLS) $126,000 MLSNOW
• 2005-06-28 Listing Removed — MLSNOW
• 2005-06-28 Listing Removed — MLSNOW
• 2005-03-09 Listed $123,900 MLSNOW
• 2004-09-29 Listed $123,900 MLSNOW

Property tax history

+1.7%/yr

Latest (2025): $3,574 · +0.4% YoY. Source: county tax records.