835 Columbia Dr · Amherst, OH 44001

$285,000

3 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 15 Days on market

Built 1971 0.36 ac lot Est $307k · 7% 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 +19.7/30.0
• ARV discount +10.8/15.0
• DSCR +6.2/10.0
• Schools +5.9/10.0
• 1% rule +4.7/10.0
• 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

One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

Key facts

• Quartz countertops
• Remodeled kitchen
• Updated home

Tags

• UPDATED HOME
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• DESIGNER BACKSPLASH
• STAINLESS STEEL APPLIANCES
• NEWLY RENOVATED BATHROOMS

Property features AI

Finance

• Financial info: Annual tax amount listed (2025)

Exterior

• Parking: 2-car garage; Concrete driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished area approximately 1,840
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Aluminum siding; Lot approximately 0.36 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 main-level bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full, unfinished basement; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (3.1% below list).
• Recommended offer: $276k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 11d 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).
• This rent runs 36% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $170k; list at $285k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $276,272 (3.1% below list)

Questions for the listing agent

1. Built in 1971 — 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: 0.97% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $307,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Columbia Dr	0.00mi	3/2.5	1,840 (0%)	0mo	$285,000	$155	98
1280 Meadowview Ln	0.42mi	3/2.0	1,752 (-5%)	5mo	$305,000	$174	68
122 Lakeview Cir	0.30mi	4/2.5 (+1)	1,680 (-9%)	4mo	$280,000	$167	61
123 Lakeview Cir	0.30mi	4/2.5 (+1)	1,920 (+4%)	14mo	$315,000	$164	60
707 N Main St	0.72mi	3/2.0	1,848 (+0%)	14mo	$269,000	$146	54
47020 Cooper Foster Park Rd	0.65mi	4/2.0 (+1)	1,780 (-3%)	6mo	$365,000	$205	54
707 Lincoln St	0.66mi	4/2.5 (+1)	1,946 (+6%)	2mo	$334,500	$172	51
1215 Spruce Tree Ln	0.56mi	3/1.5	1,634 (-11%)	2mo	$215,000	$132	51
436 High Meadow Rd	0.70mi	3/3.0	1,820 (-1%)	14mo	$290,000	$159	50
591 Cherry Valley Dr	0.63mi	3/2.5	1,944 (+6%)	14mo	$317,500	$163	48
332 Pebble Creek Ct	0.69mi	3/2.0	1,720 (-6%)	12mo	$342,500	$199	47
1250 N Main St	0.60mi	3/2.5	2,098 (+14%)	7mo	$445,000	$212	41

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-25,087
• Equity at exit: $42,494

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $5,232
• Equity at exit: $24,642

Cash invested: $79,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,763 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$238 /mo · $2,850/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $332

Break-even live

Break-even rent $2,343

Max offer price $285,000

Occupancy floor 83%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Bellow Dr Lorain, OH	4.0	2.5	2200	$3,295	$1.50	1d	1	1.01mi
4619 Erhart Dr Lorain, OH	4.0	2.5	1680	$2,895	$1.72	11d	1	1.12mi
5203 Gargasz Dr Lorain, OH	3.0	2.0	1416	$1,895	$1.34	19d	1	1.22mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $285,000 Pending 15 DOM
2. 2026-06-03
   days on market $285,000 Contingent 13 DOM
3. 2026-06-02
   days on market $285,000 Contingent 12 DOM
4. 2026-06-01
   days on market $285,000 Contingent 11 DOM
5. 2026-05-31
   days on market $285,000 Contingent 10 DOM
6. 2026-05-20
   listed $285,000 Active
7. 2023-01-06
   soldstatus $170,100 Closed 531-char remark

   Show marketing remark (532 chars)

   One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

8. 2023-01-06
   soldstatus $170,100 Closed 532-char remark

   Show marketing remark (532 chars)

   One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

9. 2022-12-21
   listed Active Under Contract 531-char remark

   Show marketing remark (531 chars)

   One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

10. 2022-12-12
    historical Contingent 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

11. 2022-11-22
    status Active 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

12. 2022-11-07
    historical Contingent 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

13. 2022-10-27
    price $189,900 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

14. 2022-10-15
    price $194,900 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

15. 2022-10-07
    status Active 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

16. 2022-09-12
    status Active 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

17. 2022-08-17
    historical Contingent 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

18. 2022-08-10
    listed $189,900 531-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

19. 2022-08-10
    listed $199,900 Active 532-char remark

    Show marketing remark (532 chars)

    One owner home ready for the next family to add their vision and touch to make it theirs. This raised ranch has 3 bedrooms, 2 full baths, TONS of cabinet & counter space in the kitchen, and fresh paint throughout the entire main floor just finished this month. The huge basement is partially finished with separate rooms for canning, rec room, and potential bedrooms plus the utility/laundry area. Outside is a big yard with storage shed. Come put your touch on this gem in waiting. House back on market at no fault of seller

ⓘ 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: $2,850 · $238/mo
• Projected year-2 tax: $3,648 · $304/mo
• Expected delta: +$798/yr (+$66/mo · 28.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $33,153
• − Mortgage interest: −$15,964
• − Property taxes: −$2,850
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − Depreciation: −$8,291
• Taxable loss: −$682
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $4,144/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

+50.1% since first listed

14 events — show timeline

• 2026-05-20 Listed $285,000 MLSNOW
• 2023-01-06 Sold (MLS) $170,100 MLSNOW
• 2023-01-06 Sold (MLS) $170,100 FAOR
• 2022-12-21 Listed — FAOR
• 2022-12-12 Contingent — MLSNOW
• 2022-11-22 Relisted — MLSNOW
• 2022-11-07 Contingent — MLSNOW
• 2022-10-27 Price Changed $189,900 MLSNOW
• 2022-10-15 Price Changed $194,900 MLSNOW
• 2022-10-07 Relisted — MLSNOW
• 2022-09-12 Relisted — MLSNOW
• 2022-08-17 Contingent — MLSNOW
• 2022-08-10 Listed $199,900 MLSNOW
• 2022-08-10 Listed $189,900 FAOR

Property tax history

+2.5%/yr

Latest (2025): $2,850 · +1.6% YoY. Source: county tax records.