268 Westwoods · Amherst, OH 44001

$49,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 169 Days on market

Built 2019 Good condition ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

Key facts

• Brand new deck
• Kitchen appliances
• Walk-in closet

Tags

• STORAGE SHED
• KITCHEN APPLIANCES
• WALK-IN CLOSET
• WALK-IN SHOWER
• BRAND NEW DECK
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.2% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.82% ✓
• Cap rate: 34.24%
• Cash-on-cash: 99.80%
• DSCR: 5.44
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.72×
• Total profit: $64,762
• Equity at exit: $7,306

10-year hold

• IRR: —
• Equity multiple: 11.94×
• Total profit: $150,087
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,141

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,175	-5% $1,158	+0% $1,141	+5% $1,124	+10% $1,107
Rent	-10% $993	-5% $1,067	+0% $1,141	+5% $1,215	+10% $1,289
Rate	-1.0pp $1,166	-0.5pp $1,154	base $1,141	+0.5pp $1,128	+1.0pp $1,115

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Cornell Ave Amherst, OH	3.0	1.5	1201	$1,873	$1.56	8d	1	1.43mi

Listing history 13 events

1. 2026-06-03
   days on market $49,000 Active 169 DOM
2. 2026-06-02
   days on market $49,000 Active 168 DOM
3. 2026-06-01
   days on market $49,000 Active 167 DOM
4. 2026-05-31
   days on market $49,000 Active 166 DOM
5. 2026-04-06
   soldstatus $47,000 Closed 542-char remark

   Show marketing remark (542 chars)

   Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

6. 2026-03-30
   historical Contingent 542-char remark

   Show marketing remark (542 chars)

   Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

7. 2026-03-23
   price $47,000 542-char remark

   Show marketing remark (542 chars)

   Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

8. 2026-02-18
   status Active 542-char remark

   Show marketing remark (542 chars)

   Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

9. 2026-02-10
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

10. 2026-01-11
    listed $49,900 Active 542-char remark

    Show marketing remark (542 chars)

    Beautiful 2019 Clayton Model Manufactured Home in wonderful Amherst Ohio! This home offers a large, open living room and kitchen. Private master bedroom with walk in closet and full bathroom. Two additional bedrooms at the opposite end on master along with a guest full bathroom and laundry room! All this PLUS a concrete drive/pad, really nice shed on concrete pad and a gorgeous non composite deck for endless outdoor enjoyment!!! MUST SEE!!!! Home located in Westwood Estates offering basketball courts, playground and is pet friendly!

11. 2025-12-30
    price $49,000 494-char remark

    Show marketing remark (494 chars)

    PLEASE CALL NUMBER IF YOU NEED INFORMATION 440.669.9076 Beautiful Mobile Home located in Westwood Estates (Amherst, OH). This is a 2019 home that includes storage shed for extra space. Comes with Kitchen Appliances. Also, considering selling with most furnishings. Master Bedroom features a walk-in closet and walk-in shower. Three bedroom, 2 full baths. Brand new beautiful deck just added on this summer. Central air included. Lot rent is paid separately. Will COVER lot rent for two months.

12. 2025-12-17
    price $47,000 494-char remark

    Show marketing remark (494 chars)

    PLEASE CALL NUMBER IF YOU NEED INFORMATION 440.669.9076 Beautiful Mobile Home located in Westwood Estates (Amherst, OH). This is a 2019 home that includes storage shed for extra space. Comes with Kitchen Appliances. Also, considering selling with most furnishings. Master Bedroom features a walk-in closet and walk-in shower. Three bedroom, 2 full baths. Brand new beautiful deck just added on this summer. Central air included. Lot rent is paid separately. Will COVER lot rent for two months.

13. 2025-12-16
    listed $49,000 Active 494-char remark

    Show marketing remark (494 chars)

    PLEASE CALL NUMBER IF YOU NEED INFORMATION 440.669.9076 Beautiful Mobile Home located in Westwood Estates (Amherst, OH). This is a 2019 home that includes storage shed for extra space. Comes with Kitchen Appliances. Also, considering selling with most furnishings. Master Bedroom features a walk-in closet and walk-in shower. Three bedroom, 2 full baths. Brand new beautiful deck just added on this summer. Central air included. Lot rent is paid separately. Will COVER lot rent for two months.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,476
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$1,425
• Taxable income: $13,730
• Est. tax owed @ 24.0%: −$3,295
• After-tax cash flow: $10,397/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2019 manufactured home in Westwood Estates is in good condition with fresh paint and modern appliances. It offers a good balance of updates and maintenance, making it a solid investment.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both furniture — adds comfort and visual appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both furniture — adds comfort and visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-4.1% since first listed

9 events — show timeline

• 2026-04-06 Sold (MLS) $47,000 MLSNOW
• 2026-03-30 Contingent — MLSNOW
• 2026-03-23 Price Changed $47,000 MLSNOW
• 2026-02-18 Relisted — MLSNOW
• 2026-02-10 Pending — MLSNOW
• 2026-01-11 Listed $49,900 MLSNOW
• 2025-12-30 Price Changed $49,000 ForSaleByOwner.com
• 2025-12-17 Price Changed $47,000 ForSaleByOwner.com
• 2025-12-16 Listed $49,000 ForSaleByOwner.com