2010 Utica Ave · Lorain, OH 44052

$84,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 2 Days on market

Built 1950 6,969 sqft lot Est $122k · 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

The perfect first time buyer home is ready for you! This adorable 2 bedroom ranch features a large living room, eat-in kitchen with built-in cabinet, and two bedrooms! From the shape of the carpets on the 1st floor, I bet the hardwood floors underneath are immaculate! Full, partially finished basement features a large rec room, a gas heater, a large cedar closet and the 2nd full bathroom w/ shower. The utility/laundry room is large and features a utility sink, all appliances will remain and are not guaranteed to be functional. Large front covered porch, a large yard and a super sized detached garage. Updates include: Glass block basement windows, some vinyl replacement windows, gas furnac

Key facts

• Gas heater
• Large rec room
• Large cedar closet

Tags

• EAT-IN KITCHEN
• BUILT-IN CABINET
• LARGE REC ROOM
• GAS HEATER
• LARGE CEDAR CLOSET
• UTILITY LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.0% vs local median 5.9% in Lorain — 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 67/100 on livability (#595 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities D, health & safety D.
• Lorain City (suburban): math 13% / reading 26% proficiency, ranked #633 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 129 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 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 $84,900

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Utica Ave	0.00mi	2/2.0	800 (0%)	0mo	$100,000	$125	96
1611 W 22nd St	0.16mi	2/1.0	754 (-6%)	13mo	$108,000	$143	72
1239 W 15th St	0.33mi	2/1.5	748 (-6%)	9mo	$55,000	$74	64
1410 W 21st St	0.10mi	2/1.0	900 (+12%)	14mo	$90,000	$100	63
2285 Arrowhead St	0.54mi	2/1.0	818 (+2%)	14mo	$179,900	$220	60
1210 W 20th St	0.28mi	2/2.0	768 (-4%)	22mo	$125,000	$163	58
1836 W 21st St	0.28mi	3/1.5 (+1)	896 (+12%)	2mo	$140,000	$156	58
1338 W 11th St	0.49mi	2/2.0	812 (+2%)	16mo	$124,000	$153	57
1234 W 9th St	0.67mi	2/1.0	765 (-4%)	14mo	$60,000	$78	50
1336 Lakeview Ave	0.71mi	2/1.0	709 (-11%)	6mo	$54,000	$76	43
1933 W 29th St	0.63mi	3/1.0 (+1)	912 (+14%)	9mo	$149,900	$164	35
2723 Reeves Ave	0.57mi	3/1.0 (+1)	912 (+14%)	18mo	$160,875	$176	30

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $8,602
• Equity at exit: $12,659

10-year hold

• IRR: 19.1%
• Equity multiple: 2.67×
• Total profit: $39,617
• Equity at exit: $7,341

Cash invested: $23,772 (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 44052

• Home prices YoY: -28.1%
• Rents YoY: 4.1%
• Active inventory: 129
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$445
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $333

Break-even live

Break-even rent $642

Max offer price $84,900

Occupancy floor 64%

Sensitivity live

Price	-10% $381	-5% $357	+0% $333	+5% $309	+10% $285
Rent	-10% $249	-5% $291	+0% $333	+5% $375	+10% $417
Rate	-1.0pp $376	-0.5pp $355	base $333	+0.5pp $311	+1.0pp $289

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 W 12th St Lorain, OH	3.0	1.0	996	$1,295	$1.30	24d	1	0.44mi
939 W 22nd St Lorain, OH	3.0	1.0	950	$1,295	$1.36	44d	1	0.65mi
2307 Washington Ave Lorain, OH	1.0–3.0	1.0	880	$1,224	$1.39	2d	1	0.68mi
944 S Central Dr Lorain, OH	3.0	1.0	950	$1,250	$1.32	24d	1	0.79mi
942 S Central Dr Lorain, OH	2.0	1.0	850	$1,000	$1.18	24d	1	0.79mi
938 S Central Dr Lorain, OH	2.0	1.0	850	$950	$1.12	44d	1	0.80mi
936 S Central Dr Lorain, OH	1.0	1.0	700	$800	$1.14	24d	1	0.80mi
1053 Washington Ave Unit 2 Lorain, OH	1.0	1.0	990	$799	$0.81	13d	1	0.80mi
1053 Washington Ave Unit 4 Lorain, OH	3.0	1.0	1000	$899	$0.90	44d	1	0.80mi
1031 W 9th St Lorain, OH	2.0	1.0	854	$895	$1.05	24d	1	0.81mi
2809 W Erie Ave Lorain, OH	1.0–2.0	1.0	800	$1,049	$1.31	2d	1	0.83mi
1421 Long Ave Lorain, OH	2.0	1.0	719	$1,140	$1.59	44d	1	0.88mi
521 W 14th St Lorain, OH	3.0	1.0	968	$950	$0.98	44d	1	0.98mi
1312 W 37th St Lorain, OH	2.0	1.0	810	$1,200	$1.48	44d	1	1.05mi
509 W 24th St Lorain, OH	2.0	1.0	1036	$1,400	$1.35	44d	1	1.06mi
516 Washington Ave Unit 516 A Lorain, OH	1.0	1.0	1008	$915	$0.91	44d	1	1.08mi
2349 Elyria Ave Unit 2 Lorain, OH	2.0	1.0	800	$925	$1.16	44d	1	1.49mi
4461 Oberlin Ave Unit D Lorain, OH	1.0	1.0	700	$795	$1.14	44d	1	1.50mi
4461 Oberlin Ave Unit A Lorain, OH	1.0	1.0	700	$750	$1.07	2d	1	1.50mi
4461 Oberlin Ave Unit D Lorain, OH	1.0	1.0	700	$795	$1.14	3d	1	1.50mi

Listing history 2 events

1. 2026-05-16
   status Pending
2. 2026-05-13
   listed $84,900 Active

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$505/yr (+$42/mo · 160.5%)

ⓘ 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 ≥98°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: $12,758
• − Mortgage interest: −$4,756
• − Property taxes: −$315
• − Insurance: −$424
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,470
• Taxable income: $2,752
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,336/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: Lorain City
• NCES district ID: 3904426
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $32,823
• Composite: 15.81/100
• National rank: #9266
• State rank: #633 of 656 in OH

Livability — Lorain

• Score: 67/100
• State rank: #595
• US rank: #10183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorain, OH
• County: Lorain County · 219,437 people
• City population: 69,409
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 28,282
• Household income: $45,023
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1423.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 49% Hispanic / Latino 24% Black 21% Two or more races 16%
• Hispanic origin (detail): Mexican 5% Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14%

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: ▼ -73.23%
• Current HPI: 186.9657
• Rent YoY: ▲ 4.09%
• 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

2 events — show timeline

• 2026-05-16 Pending — MLSNOW
• 2026-05-13 Listed $84,900 MLSNOW

Property tax history

-0.9%/yr

Latest (2025): $315 · -60.3% YoY. Source: county tax records.