329 S Market St · Amsterdam, OH 43903

$109,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily · 152 Days on market

Built 1900 Poor condition 0.32 ac lot $70/sqft · 9% below area Est $120k · 9% 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 +24.0/30.0
• ARV discount +11.6/15.0
• Appreciation +9.3/10.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Two story, 3 bedroom, 1 bath home on level 120 X 120 lot. Two detached garages, one is a 2 story detached the other is a one story detached

Key facts

• 0.32 acre lot
• 4 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (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: schools F, crime D-, amenities 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.
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($754 loan paydown + $9k appreciation (8.5% local appreciation)).
• Jefferson County population projected at -19% 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $119,842
• List price: $109,000
• Delta: -9.05%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 S Main St	0.15mi	3/1.5	1,632 (+4%)	14mo	$129,900	$80	72
331 S Main	0.01mi	2/2.0 (-1)	1,672 (+7%)	20mo	$100,000	$60	63
6080 Hill St SE	0.69mi	4/1.0 (+1)	1,560 (-0%)	12mo	$50,000	$32	52
399 N Main St	0.68mi	4/1.5 (+1)	1,792 (+14%)	11mo	$85,000	$47	29

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: 27.5%
• Equity multiple: 3.03×
• Total profit: $62,080
• Equity at exit: $86,584

10-year hold

• IRR: 24.5%
• Equity multiple: 6.58×
• Total profit: $170,296
• Equity at exit: $175,597

Cash invested: $30,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $214

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 78%

Sensitivity live

Price	-10% $289	-5% $251	+0% $214	+5% $176	+10% $138
Rent	-10% $117	-5% $165	+0% $214	+5% $262	+10% $310
Rate	-1.0pp $269	-0.5pp $241	base $214	+0.5pp $185	+1.0pp $157

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $109,000 Active 152 DOM
2. 2026-06-19
   days on market $109,000 Active 150 DOM
3. 2026-06-18
   days on market $109,000 Active 149 DOM
4. 2026-06-17
   days on market $109,000 Active 148 DOM
5. 2026-06-16
   days on market $109,000 Active 147 DOM
6. 2026-06-15
   days on market $109,000 Active 146 DOM
7. 2026-06-14
   days on market $109,000 Active 144 DOM
8. 2026-06-12
   days on market $109,000 Active 143 DOM
9. 2026-06-09
   days on market $109,000 Active 140 DOM
10. 2026-06-08
    days on market $109,000 Active 139 DOM
11. 2026-06-07
    days on market $109,000 Active 138 DOM
12. 2026-06-07
    days on market $109,000 Active 137 DOM
13. 2026-06-04
    days on market $109,000 Active 134 DOM
14. 2026-06-02
    days on market $109,000 Active 133 DOM
15. 2026-06-01
    days on market $109,000 Active 132 DOM
16. 2026-05-31
    days on market $109,000 Active 131 DOM
17. 2026-05-31
    days on market $109,000 Active 130 DOM
18. 2026-01-20
    listed $140,000 Active 139-char remark

    Show marketing remark (139 chars)

    Two story, 3 bedroom, 1 bath home on level 120 X 120 lot. Two detached garages, one is a 2 story detached the other is a one story detached

ⓘ 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 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: $14,689
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,171
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,353/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 · 6 photos

Poor 20/100 Extensive rehab

This two-story home requires extensive repairs and maintenance, including a new roof, exterior siding repair, driveway repair, and foundation repair. These improvements will significantly increase its resale value.

Repairs flagged

• Major roof — The satellite image shows visible damage and missing shingles.
• Major exterior siding — The satellite image shows peeling paint and siding damage.
• Major concrete driveway — The satellite image shows a concrete driveway with visible cracks.
• Major concrete foundation — The satellite image shows a concrete foundation with visible cracks.
• Major interior walls — The listing photo shows exposed brick walls and a worn wooden floor.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding repair/painting — Repairing and repainting the siding will improve the home's appearance and increase its resale value.
• Resale driveway repair — Repairing the driveway will improve the home's curb appeal and increase its resale value.
• Resale foundation repair — Repairing the foundation will improve the home's structural integrity and increase its resale value.
• Resale interior wall repair — Repairing the interior walls will improve the home's appearance and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible damage and missing shingles.	Major	$15,000–50,000
exterior siding · The satellite image shows peeling paint and siding damage.	Major	$15,000–50,000
concrete driveway · The satellite image shows a concrete driveway with visible cracks.	Major	$15,000–50,000
concrete foundation · The satellite image shows a concrete foundation with visible cracks.	Major	$15,000–50,000
interior walls · The listing photo shows exposed brick walls and a worn wooden floor.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding repair/painting — Repairing and repainting the siding will improve the home's appearance and increase its resale value. ↑
• Resale driveway repair — Repairing the driveway will improve the home's curb appeal and increase its resale value. ↑
• Resale foundation repair — Repairing the foundation will improve the home's structural integrity and increase its resale value. ↑
• Resale interior wall repair — Repairing the interior walls will improve the home's appearance and increase its resale value. ↑

ⓘ 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: 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

• Census place: Amsterdam, OH
• 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 (Jefferson County) Hauer SSP2

• Today (2025): 63,481 people
• By 2030: 61,067 · -3.8%
• By 2040: 55,860 · -12.0%
• By 2050: 51,236 · -19.3%
• By 2075: 41,804 · -34.1%
• By 2100: 32,344 · -49.0%

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 · Jefferson

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.1%
• 2008→2024 swing: -44.1pp toward R · 2008: 0.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+38.4 2016: R+35.7 2012: R+5.5 2008: D+0.2

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

1 event — show timeline

• 2026-01-20 Listed $140,000 MLSNOW