380 Broadway St · Amherst, OH 44001

$169,999

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 3 Days on market

Built 1957 10,018 sqft lot $129/sqft · 15% below area Est $201k · 15% under

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Why this score? — see what drove the C+ 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 +21.2/30.0
• ARV discount +14.4/15.0
• DSCR +6.7/10.0
• Schools +5.9/10.0
• 1% rule +5.2/10.0
• 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

This adorable 2 bedroom ranch is spacious and is handicap accessible! The front porch is enclosed and as you sit with your morning coffee you may see the horse frolicking in the field across the road. The floor plan is open and inviting! The living room is open to the large kitchen which is open to the family room. This eat in kitchen has a lot of cupboard and countertop space, the appliances stay. The backyard features a deck and is fenced in. The two car detached garage has an add on workshop area. Nicely landscaped. This home is move in ready and a must see, located in Amherst Township on a quiet deadend street.

Key facts

• Large 2 car garage
• Front sun room
• Enclosed workshop

Tags

• FRONT SUN ROOM
• FENCED BACKYARD
• LARGE 2 CAR GARAGE
• ENCLOSED WORKSHOP
• RECENT IMPROVEMENTS
• FREEWAY ACCESS

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-story home; Vinyl siding; Metal roof; Above-grade finished living area approximately 1,320
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Deck; Enclosed porch; Patio; Porch; Shed(s); Chain link and wood fencing; Located on a dead-end street

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (gas); Ceiling fan(s)
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer; Dryer (main level laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.0% 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 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,999

Questions for the listing agent

1. Built in 1957 — 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: 1.02% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,725
• List price: $169,999
• Delta: -15.31%
• 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
380 Broadway St	0.00mi	2/1.0	1,320 (0%)	0mo	$196,000	$148	100
1150 Woodside Dr	0.38mi	2/1.0	1,291 (-2%)	1mo	$229,000	$177	78
179 Jackson St	0.37mi	2/1.0	1,280 (-3%)	7mo	$185,000	$145	72
1071 Tenney Ave	0.19mi	3/1.0 (+1)	1,204 (-9%)	2mo	$119,900	$100	70
376 Taylor St	0.05mi	3/1.0 (+1)	1,486 (+13%)	4mo	$158,250	$106	69
165 Woodhill Dr	0.37mi	3/2.0 (+1)	1,216 (-8%)	2mo	$269,900	$222	59
46580 Middle Rdg	0.57mi	3/1.5 (+1)	1,364 (+3%)	3mo	$234,000	$172	58
135 Ridgeland Dr	0.71mi	3/2.0 (+1)	1,300 (-2%)	4mo	$262,500	$202	52
133 Forest St	0.56mi	3/1.5 (+1)	1,201 (-9%)	5mo	$235,000	$196	47
154 Walnut Dr	0.46mi	3/2.5 (+1)	1,216 (-8%)	10mo	$270,000	$222	47
132 Walnut Dr	0.61mi	3/2.0 (+1)	1,436 (+9%)	9mo	$267,000	$186	40
105 N Woodhill Dr	0.69mi	3/1.5 (+1)	1,512 (+14%)	0mo	$271,000	$179	36

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,945
• Equity at exit: $25,347

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,679
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $245

Break-even live

Break-even rent $1,426

Max offer price $169,999

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
566 Jackson St Amherst, OH	3.0	2.0	1303	$1,595	$1.22	2d	1	0.31mi
275 Cornell Ave Amherst, OH	3.0	1.5	1201	$1,873	$1.56	7d	1	0.75mi
1120 Red Thimbleberry Dr Elyria, OH	2.0	2.0	1457	$2,152	$1.48	2d	23	1.36mi

Listing history 6 events

1. 2026-05-03
   status Pending 1466-char remark
2. 2026-04-30
   listed $169,999 Active 1466-char remark
3. 2013-10-02
   soldstatus $78,000 624-char remark

   Show marketing remark (624 chars)

   This adorable 2 bedroom ranch is spacious and is handicap accessible! The front porch is enclosed and as you sit with your morning coffee you may see the horse frolicking in the field across the road. The floor plan is open and inviting! The living room is open to the large kitchen which is open to the family room. This eat in kitchen has a lot of cupboard and countertop space, the appliances stay. The backyard features a deck and is fenced in. The two car detached garage has an add on workshop area. Nicely landscaped. This home is move in ready and a must see, located in Amherst Township on a quiet deadend street.

4. 2013-10-02
   soldstatus $78,000

   Show marketing remark (624 chars)

   This adorable 2 bedroom ranch is spacious and is handicap accessible! The front porch is enclosed and as you sit with your morning coffee you may see the horse frolicking in the field across the road. The floor plan is open and inviting! The living room is open to the large kitchen which is open to the family room. This eat in kitchen has a lot of cupboard and countertop space, the appliances stay. The backyard features a deck and is fenced in. The two car detached garage has an add on workshop area. Nicely landscaped. This home is move in ready and a must see, located in Amherst Township on a quiet deadend street.

5. 2013-08-08
   listed $79,900 624-char remark

   Show marketing remark (624 chars)

   This adorable 2 bedroom ranch is spacious and is handicap accessible! The front porch is enclosed and as you sit with your morning coffee you may see the horse frolicking in the field across the road. The floor plan is open and inviting! The living room is open to the large kitchen which is open to the family room. This eat in kitchen has a lot of cupboard and countertop space, the appliances stay. The backyard features a deck and is fenced in. The two car detached garage has an add on workshop area. Nicely landscaped. This home is move in ready and a must see, located in Amherst Township on a quiet deadend street.

6. 1992-07-06
   soldstatus $35,000

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $2,309 · $192/mo
• Expected delta: +$343/yr (+$29/mo · 17.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 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: $20,829
• − Mortgage interest: −$9,523
• − Property taxes: −$1,966
• − Insurance: −$850
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,945
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,890/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

• 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

+460.0% since first listed

7 events — show timeline

• 2026-06-16 Sold (MLS) $196,000 MLSNOW
• 2026-05-03 Pending — MLSNOW
• 2026-04-30 Listed $169,999 MLSNOW
• 2013-10-02 Sold (Public Records) $78,000 Public Records
• 2013-10-02 Sold (MLS) $78,000 MLSNOW
• 2013-08-08 Listed $79,900 MLSNOW
• 1992-07-06 Sold (Public Records) $35,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,966 · +1.5% YoY. Source: county tax records.