146 Habant Rd · Amherst, OH 44001

$250,000

3 bd · 1.5 ba · 1,802 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.30 ac lot Est $324k · 23% under

---

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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this very well-maintained ranch, located on a quiet street in the great city of Amherst!! This home has all the charm and modern upgrades you are looking for and then some. As you enter through the front door you are met with a spacious living room with beautiful hardwood floors and a huge picture window overlooking the woods across the street. The gleaming hardwood floors carry through most of the first floor including into your updated kitchen which offers granite countertops, Kraftmaid cabinets, stainless steel appliances and an island with tons of extra storage. You will love the archways that open up to your cozy family room that features a remote controlled gas fireplace, gorgeous built-in cabinets and sliding glass doors that lead out to your private deck with sunken hot tub and a screened in porch!! There are 3 large bedrooms located on the main level which all feature new trim and doors - and all them have hardwood floors underneath the carpet! Both bathrooms h

Key facts

• Kraftmaid cabinetry
• Gas fireplace
• Wooded setting

Tags

• WOODED SETTING
• GRANITE COUNTERTOPS
• KRAFTMAID CABINETRY
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• GAS FIREPLACE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Electricity in garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Single-story home; Asphalt/fiberglass roof; Aluminum siding
• Construction: Built (year per public records); Aluminum siding construction; Asphalt/fiberglass roofing
• Exterior features: Deck; Enclosed porch; Patio; Porch; Shed(s); Chain link and wood fencing; Lot is flat, level and wooded

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, partially finished basement with sump pump; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.0% vs local median 3.9% in Amherst — 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 81/100 on livability (#100 in OH, #1,523 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Amherst Exempted Village (suburban): math 66% / reading 69% proficiency, ranked #160 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,098 units permitted in Lorain County in 2024 (20 in 5+ unit buildings).
• This rent runs 38% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1960 — 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: 1.15% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $324,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 Meadowview Ln	0.26mi	3/2.0	1,752 (-3%)	5mo	$305,000	$174	77
835 Columbia Dr	0.55mi	3/2.5	1,840 (+2%)	0mo	$285,000	$155	67
4642 Fields Way	0.47mi	3/2.5	1,770 (-2%)	9mo	$290,000	$164	64
47020 Cooper Foster Park Rd	0.55mi	4/2.0 (+1)	1,780 (-1%)	7mo	$365,000	$205	60
369 Pebble Creek Ct	0.65mi	3/2.0	1,692 (-6%)	7mo	$310,000	$183	52
4636 Fields Way	0.49mi	4/2.5 (+1)	1,632 (-9%)	1mo	$307,500	$188	52
357 Pebble Creek Ct. Ct	0.44mi	3/2.0	1,560 (-13%)	6mo	$315,000	$202	50
122 Lakeview Cir	0.58mi	4/2.5 (+1)	1,680 (-7%)	4mo	$280,000	$167	49
4771 Olivia Way	0.73mi	4/2.5 (+1)	1,900 (+5%)	0mo	$327,000	$172	48
5519 Manhattan Dr	0.56mi	4/3.0 (+1)	1,934 (+7%)	5mo	$449,000	$232	46
4497 Bellow Dr	0.72mi	4/2.5 (+1)	1,920 (+6%)	2mo	$344,000	$179	45
110 Beaver Creek Trl	0.57mi	3/2.0	1,532 (-15%)	2mo	$275,000	$180	45

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,650
• Equity at exit: $37,276

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $42,224
• Equity at exit: $21,615

Cash invested: $70,000 (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 44001

• Active inventory: 116
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,881 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $563

Break-even live

Break-even rent $2,169

Max offer price $250,000

Occupancy floor 75%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Bellow Dr Lorain, OH	4.0	2.5	2200	$3,295	$1.50	2d	1	0.66mi
4619 Erhart Dr Lorain, OH	4.0	2.5	1680	$2,895	$1.72	11d	1	0.78mi
5203 Gargasz Dr Lorain, OH	3.0	2.0	1416	$1,895	$1.34	19d	1	1.46mi

Listing history 3 events

1. 2026-06-08
   status $250,000 Pending 4 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $250,000 Active 4 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: $3,578 · $298/mo
• Projected year-2 tax: $3,739 · $312/mo
• Expected delta: +$161/yr (+$13/mo · 4.5%)

ⓘ 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 ≥97°F today · 17 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: $34,570
• − Mortgage interest: −$14,004
• − Property taxes: −$3,578
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,766
• − Management: −$2,766
• − Depreciation: −$7,273
• Taxable income: $2,934
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $6,046/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: Amherst Exempted Village
• NCES district ID: 3904519
• Math proficiency: 66% ▼ -15.00%
• Reading proficiency: 69% ▼ -11.00%
• Median HH income: $63,459
• Composite: 58.58/100
• National rank: #988
• State rank: #160 of 656 in OH

Livability — Amherst

• Score: 81/100
• State rank: #100
• US rank: #1523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amherst, OH
• County: Lorain · 305,041 people
• Metro: Cleveland, OH
• Population (ZIP): 21,123
• Household income: $91,050
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 11.6

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 10% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -113.43%
• Current HPI: 194.6753
• Rent YoY: —
• Metro: —
• 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

+13.7% since first listed

6 events — show timeline

• 2026-06-03 Listed $250,000 MLSNOW
• 2020-01-07 Sold (Public Records) $215,000 Public Records
• 2020-01-07 Sold (MLS) $215,000 MLSNOW
• 2019-12-21 Pending — MLSNOW
• 2019-12-07 Contingent — MLSNOW
• 2019-11-22 Listed $219,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $3,578 · +1.6% YoY. Source: county tax records.