6161 Lily Ln SE · Amsterdam, OH 43903

$76,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 125 Days on market

Built 1984 5,580 sqft lot Est $76k · at est.

---

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 +26.0/30.0
• Appreciation +9.3/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

Key facts

• 5,580 sq ft lot
• Built 1984
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,126 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Edison Local (rural): math 52% / reading 66% proficiency, ranked #312 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John E Gregg Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 380 students, 52% FRL); Edison Jr. High School (math 49% / reading 64%, grade B, #313 of 654 statewide, top 48%, 204 students, 0% FRL); Edison High School (math 32% / reading 72%, grade D+, #343 of 781 statewide, top 47%, 418 students, 74% FRL).
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($525 loan paydown + $6k appreciation (8.5% local appreciation)).
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $76k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $76,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6161 Lily Ln SE	0.00mi	2/1.0	768 (0%)	1mo	$76,000	$99	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.99×
• Total profit: $42,261
• Equity at exit: $60,370

10-year hold

• IRR: 23.9%
• Equity multiple: 6.48×
• Total profit: $116,597
• Equity at exit: $122,434

Cash invested: $21,280 (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 43903

• Home prices YoY: 3.2%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$32
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $133

Break-even live

Break-even rent $716

Max offer price $76,000

Occupancy floor 80%

Sensitivity live

Price	-10% $176	-5% $154	+0% $133	+5% $111	+10% $90
Rent	-10% $63	-5% $98	+0% $133	+5% $167	+10% $202
Rate	-1.0pp $171	-0.5pp $152	base $133	+0.5pp $113	+1.0pp $93

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-20
   status Pending
2. 2026-03-25
   status Pending
3. 2026-03-25
   historical
4. 2026-03-11
   historical Contingent
5. 2026-02-23
   price $76,000
6. 2026-01-19
   price $79,900
7. 2025-12-22
   price $82,900
8. 2025-11-20
   listed $87,000 Active
9. 2025-10-01
   soldstatus $40,000
10. 2024-02-15
    soldstatus $108,000
11. 2024-02-13
    soldstatus $108,000 Closed 828-char remark

    Show marketing remark (828 chars)

    Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

12. 2024-01-12
    historical 828-char remark

    Show marketing remark (828 chars)

    Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

13. 2024-01-04
    historical Contingent 828-char remark

    Show marketing remark (828 chars)

    Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

14. 2023-12-11
    price $107,000 828-char remark

    Show marketing remark (828 chars)

    Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

15. 2023-10-18
    price $108,000 828-char remark

    Show marketing remark (828 chars)

    Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

16. 2023-09-12
    listed $109,000 Active 828-char remark

    Show marketing remark (828 chars)

    Check out this completely turn key home for sale in Amsterdam, Ohio. This charming, single story home has a brand new metal roof, along with new gutters, soffit, facia, and shutters! Step inside and you will find all of the walls have a fresh coat of paint, newer flooring, and updated kitchen and bath. This home is a true gem! 2015 Amish built shed stays with the home. Laundry is currently in the basement, but the sunroom could easily be converted to a laundry/mudroom having everything on the main floor. This home once had a one car integral garage(was blocked up & man door installed instead) BUT could be converted back if your heart desires a garage. If you're looking to downsize or purchase your first home, be sure to check this one out! 6161 Lily Ln truly is a GREAT home! Call to schedule your showing today!

17. 2008-03-21
    soldstatus $20,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$114/yr (+$9/mo · 11.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,605
• − Mortgage interest: −$4,257
• − Property taxes: −$958
• − Insurance: −$1,046
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,211
• Taxable income: $435
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $1,486/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: Edison Local
• NCES district ID: 3904779
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $45,717
• Composite: 49.79/100
• National rank: #1959
• State rank: #312 of 656 in OH

Livability — Amsterdam

• Score: 55/100
• State rank: #1126
• US rank: #23116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll · 27,595 people
• Metro: Canton-Massillon, OH
• Population (ZIP): 2,241
• Household income: $64,659
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1.7

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 25,766 people
• By 2030: 24,481 · -5.0%
• By 2040: 21,803 · -15.4%
• By 2050: 19,323 · -25.0%
• By 2075: 15,205 · -41.0%
• By 2100: 12,287 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Romanian 11% Italian 2% Polish 2%
• Foreign-born: 0% · Canada
• Languages at home: 94% English-only · German/W. Germanic 6%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+54.7) · D 22.2% · R 77.0%
• 2008→2024 swing: -49.9pp toward R · 2008: -4.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.7 2016: R+46.4 2012: R+13.7 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.50%
• Current HPI: 277.405
• 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

+280.0% since first listed

17 events — show timeline

• 2026-05-20 Pending — MLSNOW
• 2026-03-25 Pending — MLSNOW
• 2026-03-25 Listing Removed — MLSNOW
• 2026-03-11 Contingent — MLSNOW
• 2026-02-23 Price Changed $76,000 MLSNOW
• 2026-01-19 Price Changed $79,900 MLSNOW
• 2025-12-22 Price Changed $82,900 MLSNOW
• 2025-11-20 Listed $87,000 MLSNOW
• 2025-10-01 Sold (Public Records) $40,000 Public Records
• 2024-02-15 Sold (Public Records) $108,000 Public Records
• 2024-02-13 Sold (MLS) $108,000 MLSNOW
• 2024-01-12 Listing Removed — MLSNOW
• 2024-01-04 Contingent — MLSNOW
• 2023-12-11 Price Changed $107,000 MLSNOW
• 2023-10-18 Price Changed $108,000 MLSNOW
• 2023-09-12 Listed $109,000 MLSNOW
• 2008-03-21 Sold (Public Records) $20,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $958 · +34.3% YoY. Source: county tax records.