481 Shupe Ave · Amherst, OH 44001

$199,900

3 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 5 Days on market

Built 1950 9,583 sqft lot Est $214k · 6% under

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +10.4/15.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and adorable 3-bedroom, 2 full bath home in Amherst offering comfort, convenience, and accessibility. This handicap-accessible property features a newer roof, central air, and a spacious primary bedroom with newer carpet and ample closet space. The beautifully landscaped yard extends to a scenic creek and wooded area, creating a peaceful outdoor setting. Additional updates include new concrete and drainage improvements, plus a detached one-car garage. The handicap ramp may remain with the property or be removed at the buyer's request. Dishwasher stays. Vacant and easy to show with immediate availability.

Key facts

• New concrete
• Newer roof
• Landscaped yard

Tags

• NEWER ROOF
• CENTRAL AIR
• LANDSCAPED YARD
• SCENIC CREEK
• WOODED AREA
• NEW CONCRETE

Property features AI

Exterior

• Parking: Detached garage with concrete surface; Garage door opener; Side-by-side parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces south; Fixer condition; Slab foundation
• Construction: Vinyl siding; Asbestos shingle roof; Built per public records
• Exterior features: Private entrance; Private yard; Awning(s); Rear porch; Patio; Shed(s); Partial fencing; City lot; Landscaped; Paved areas; Rolling and sloped terrain with hill; Stream/creek and spring on property; Has a view

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Pantry
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced-air gas heating
• Interior features: Drapes; Ceiling fan(s); Pantry; Accessible full bathroom; Customized wheelchair accessible; Accessible kitchen; Accessible hallway(s)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (22.9% below list).
• Recommended offer: $154k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.3% 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: cost of living A+, housing A+, health & safety 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.
• Zoned schools: Powers Elementary School (math 66% / reading 64%, grade B+, #516 of 1,584 statewide, top 33%, 1,123 students, 28% FRL); Amherst Junior High School (math 65% / reading 68%, grade A-, #172 of 654 statewide, top 27%, 867 students, 31% FRL); Marion L Steele High School (math 48% / reading 78%, grade B-, #199 of 781 statewide, top 25%, 1,039 students, 28% FRL).
• Market conditions: 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,172 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $213,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Jackson St	0.24mi	3/1.5	1,078 (-1%)	2mo	$205,000	$190	83
611 West St	0.18mi	3/1.5	1,014 (-7%)	4mo	$230,000	$227	74
894 S Main St	0.39mi	3/1.0	1,066 (-2%)	2mo	$165,000	$155	73
147 Central Dr	0.68mi	3/1.5	1,100 (+1%)	1mo	$235,000	$214	64
116 Idlewood Dr	0.32mi	2/2.0 (-1)	1,144 (+5%)	10mo	$250,000	$219	64
46125 Middle Ridge Rd	0.57mi	2/1.0 (-1)	1,080 (-1%)	10mo	$185,000	$171	54
7585 Pyle South Amherst Rd	0.52mi	3/1.0	1,154 (+6%)	10mo	$219,000	$190	53
133 Forest St	0.64mi	3/1.5	1,201 (+10%)	5mo	$235,000	$196	47
1071 Tenney Ave	0.64mi	3/1.0	1,204 (+10%)	2mo	$119,900	$100	47
165 Woodhill Dr	0.71mi	3/2.0	1,216 (+12%)	2mo	$269,900	$222	46
224 S Leavitt Rd	0.74mi	2/2.0 (-1)	995 (-9%)	0mo	$200,000	$201	46
145 Pearl St	0.61mi	4/3.0 (+1)	1,198 (+10%)	2mo	$210,000	$175	45

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-33,611
• Equity at exit: $29,806

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-31,021
• Equity at exit: $17,284

Cash invested: $55,972 (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 44001

• Active inventory: 120
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-18

Break-even live

Break-even rent $1,565

Max offer price $196,702

Occupancy floor 96%

Sensitivity live

Price	-10% $95	-5% $38	+0% $-18	+5% $-75	+10% $-131
Rent	-10% $-140	-5% $-79	+0% $-18	+5% $43	+10% $104
Rate	-1.0pp $83	-0.5pp $33	base $-18	+0.5pp $-70	+1.0pp $-123

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: $49,975
• Closing costs: $5,997
• 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	0d	1	0.23mi
352 Broadway St Amherst, OH	2.0	1.0	756	$1,095	$1.45	3d	1	0.57mi
275 Cornell Ave Amherst, OH	3.0	1.5	1201	$1,823	$1.52	0d	1	0.74mi

Listing history 4 events

1. 2026-06-21
   statusdays on market $199,900 Active 5 DOM
2. 2026-06-13
   statusdays on market $199,900 Pending 3 DOM
3. 2026-06-08
   remarks 622-char remark
4. 2026-06-08
   listed $199,900 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: $1,254 · $104/mo
• Projected year-2 tax: $2,186 · $182/mo
• Expected delta: +$932/yr (+$78/mo · 74.4%)

ⓘ 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) · 47% 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: $18,501
• − Mortgage interest: −$11,198
• − Property taxes: −$1,254
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$5,815
• Taxable loss: −$3,725
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $677/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

• Census place: Amherst, OH
• 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

1 event — show timeline

• 2026-06-08 Listed $199,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $1,254 · -25.3% YoY. Source: county tax records.