201 Ridgewood Dr · Amsterdam, OH 43903

$99,900

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 9 Days on market

Built 1949 1.53 ac lot Est $95k · at est.

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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 +26.7/30.0
• Appreciation +9.3/10.0
• DSCR +9.1/10.0
• 1% rule +6.7/10.0
• ARV discount +5.3/15.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your next chapter in the charming village of Amsterdam, Ohio. A cute and cozy three-bedroom home nestled on a generous cleared double lot that gives you room to breathe, garden, play, and dream big. This inviting home offers a comfortable layout with three bedrooms and a full bathroom, providing a solid foundation for anyone looking to add their personal touch. Think of it as a blank canvas with good bones and even better land. Whether you're a first-time buyer, a savvy investor, or someone seeking a quieter pace of life, this property delivers serious value at an attractive price point. Now, let's talk about that backyard. Head outside and you'll discover a beautiful creek meand

Key facts

• Creek frontage
• Cleared double lot
• 1.53 acre lot

Tags

• CLEARED DOUBLE LOT
• EXPANSIVE OUTDOOR SPACE
• CREEK FRONTAGE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage; Additional gravel parking; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family property; Above-grade finished living area recorded at 1,252; Entry provides walk-out access to basement
• Construction: Vinyl siding; Asphalt fiberglass roof
• Exterior features: Front porch; Cleared lot with gentle sloping; On-site stream/creek and spring

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full main-level bathroom
• Heating & cooling: Electric heating
• Interior features: Full unfinished walk-out basement; Five total rooms
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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 Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $100k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
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: 1.17% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $95,228
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 S Main St	0.11mi	3/1.0	1,320 (+5%)	8mo	$100,000	$76	79
8239 Bear Rd SE	0.53mi	3/1.5	1,288 (+3%)	19mo	$160,000	$124	52
101 Arch St	0.36mi	2/1.5 (-1)	1,324 (+6%)	20mo	$95,000	$72	50

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: 29.9%
• Equity multiple: 3.20×
• Total profit: $61,575
• Equity at exit: $79,355

10-year hold

• IRR: 26.5%
• Equity multiple: 6.94×
• Total profit: $166,117
• Equity at exit: $160,937

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $270

Break-even live

Break-even rent $829

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $326	-5% $298	+0% $270	+5% $241	+10% $213
Rent	-10% $177	-5% $223	+0% $270	+5% $316	+10% $362
Rate	-1.0pp $320	-0.5pp $295	base $270	+0.5pp $244	+1.0pp $217

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-12
   statusdays on market $99,900 Pending 9 DOM
2. 2026-06-09
   days on market $99,900 Active 8 DOM
3. 2026-06-08
   days on market $99,900 Active 7 DOM
4. 2026-06-07
   days on market $99,900 Active 6 DOM
5. 2026-06-07
   days on market $99,900 Active 5 DOM
6. 2026-06-04
   days on market $99,900 Active 2 DOM
7. 2026-06-01
   remarks 699-char remark
8. 2026-06-01
   listed $99,900 Active 1 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: $1,074 · $90/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: +$242/yr (+$20/mo · 22.5%)

ⓘ 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 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: $14,046
• − Mortgage interest: −$5,596
• − Property taxes: −$1,074
• − Insurance: −$500
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,906
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,823/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

• 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

+73.7% since first listed

2 events — show timeline

• 2026-05-31 Listed $99,900 MLSNOW
• 2002-03-08 Sold (Public Records) $57,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,074 · +0.1% YoY. Source: county tax records.