33 Henry St · Bedford, OH 44146

$99,999

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 8 Days on market

Built 1927 5,279 sqft lot $99/sqft · 38% below area Est $161k · 38% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

33 Henry St presents a strong opportunity for investors, flippers, or contractors looking for their next project. This property requires significant renovation and is being sold as-is, making it ideal for those ready to bring their vision to life. With solid fundamentals and plenty of room for improvement, this is a great candidate for a full rehab. Whether you're looking to renovate and resell or add to your rental portfolio, the potential here is clear. Conveniently located near local amenities, major highways, and everything Bedford has to offer.

Key facts

• Local amenities
• Major highways
• 5,279 sq ft lot

Tags

• SIGNIFICANT RENOVATION
• LOCAL AMENITIES
• MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: 2-car garage; Driveway parking; Concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family property (fixer condition); Shingle roof; Entry level and number of stories not specified; Facing direction not specified
• Construction: Aluminum siding; Block foundation; Built year per public records
• Exterior features: Covered patio/porch; Front yard and backyard; Chain-link fence in backyard

Interior

• Bedrooms: Total rooms: 6 (bedroom count not specified)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wood-framed windows; Unfinished basement with sump pump; Living room fireplace (1)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.4% vs local median 5.4% in Bedford — 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 73/100 on livability (#324 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bedford City (suburban): math 19% / reading 32% proficiency, ranked #597 of 656 in OH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.8%/yr); 105 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cuyahoga 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 + 5.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $12k; list at $100k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,999

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.2

CMA / ARV

• ARV (median comp): $160,613
• List price: $99,999
• Delta: -37.74%
• 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
48 William St	0.04mi	3/1.0	924 (-8%)	2mo	$160,700	$174	83
92 John St	0.12mi	3/1.5	972 (-3%)	8mo	$168,000	$173	80
21171 Forbes Rd	0.21mi	3/1.0	1,004 (-0%)	15mo	$150,000	$149	77
132 Best St	0.23mi	3/1.0	969 (-4%)	11mo	$88,000	$91	74
330 Paul St	0.20mi	3/2.0	925 (-8%)	2mo	$165,000	$178	72
378 Union St	0.28mi	3/2.0	1,050 (+4%)	5mo	$225,000	$214	71
161 Forbes Rd	0.30mi	2/1.0 (-1)	1,080 (+7%)	1mo	$109,900	$102	68
171 Best St	0.28mi	3/2.0	1,056 (+5%)	9mo	$155,590	$147	67
22 Best St	0.15mi	3/2.5	1,080 (+7%)	10mo	$106,000	$98	67
57 Forbes Rd	0.19mi	3/1.5	1,088 (+8%)	16mo	$143,000	$131	62
1334 Broadway Ave	0.31mi	3/1.5	1,122 (+12%)	10mo	$154,000	$137	56
41 W Interstate St	0.30mi	2/1.5 (-1)	867 (-14%)	11mo	$76,600	$88	47

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 · 5.83% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,435
• Equity at exit: $14,910

10-year hold

• IRR: 16.2%
• Equity multiple: 2.52×
• Total profit: $42,693
• Equity at exit: $8,646

Cash invested: $28,000 (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 44146

• Rents YoY: 5.8%
• Active inventory: 105
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$524
• Tax from tax record: −$232 /mo · $2,783/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $261

Break-even live

Break-even rent $1,010

Max offer price $99,999

Occupancy floor 76%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Henry St Bedford, OH	2.0	1.5	1176	$1,350	$1.15	10d	1	0.19mi
215 Dalepark Dr #4 Bedford, OH	2.0	1.0	896	$1,400	$1.56	17d	1	0.44mi
199 Dalepark Dr Bedford, OH	2.0	1.0	896	$1,300	$1.45	43d	1	0.47mi
204 Solon Rd Bedford, OH	2.0	1.0	900	$1,200	$1.33	2d	1	0.82mi
204 Solon Rd Apt 2 Bedford, OH	2.0	1.0	900	$1,200	$1.33	4d	1	0.82mi
200 Solon Rd Unit 3 Bedford, OH	2.0	1.0	850	$1,100	$1.29	4d	1	0.82mi
681 Washington St Unit 1496061P Bedford, OH	3.0	1.0	1151	$3,518	$3.06	7d	1	1.26mi
6699 Deer Ct Bedford, OH	3.0	1.5	1372	$1,800	$1.31	1d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $99,999 Active 8 DOM
2. 2026-06-17
   days on market $99,999 Active 7 DOM
3. 2026-06-16
   days on market $99,999 Active 6 DOM
4. 2026-06-15
   status $99,999 Active 5 DOM
5. 2026-05-03
   status Pending 555-char remark
6. 2026-04-27
   listed $99,999 Active 555-char remark
7. 1974-03-01
   soldstatus $12,000

ⓘ 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: $2,783 · $232/mo
• Projected year-2 tax: $2,783 · $232/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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,087
• − Mortgage interest: −$5,601
• − Property taxes: −$2,783
• − Insurance: −$500
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,909
• Taxable income: $1,720
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,720/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: Bedford City
• NCES district ID: 3910017
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $42,353
• Composite: 21.69/100
• National rank: #8273
• State rank: #597 of 656 in OH

Livability — Bedford

• Score: 73/100
• State rank: #324
• US rank: #5334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 29,349
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 29,349
• Household income: $54,925
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1314.0

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 33% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 1% Armenian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.08%
• Current HPI: 172.9421
• Rent YoY: ▲ 5.83%
• 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

+733.3% since first listed

4 events — show timeline

• 2026-06-15 Relisted — MLSNOW
• 2026-05-03 Pending — MLSNOW
• 2026-04-27 Listed $99,999 MLSNOW
• 1974-03-01 Sold (Public Records) $12,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,783 · +35.3% YoY. Source: county tax records.