1071 Tenney Ave · Amherst, OH 44001

$125,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 37 Days on market

Built 1900 Est $229k · 45% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +5.9/10.0
• 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

Amherst Township Ranch, 3 Bedroom, 1 bath, 1204 Sq. Ft. Amherst utilities, new furnace 2026. Located off Park Ave. Taylor St. Close to All major highways. Tenant occupied until April 15, 2026.

Key facts

• Built 1900
• Listed 37 days

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$228,760) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 4 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.09% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $228,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Tenney Ave	0.00mi	3/1.0	1,204 (0%)	2mo	$119,900	$100	98
165 Woodhill Dr	0.20mi	3/2.0	1,216 (+1%)	2mo	$269,900	$222	84
1150 Woodside Dr	0.21mi	2/1.0 (-1)	1,291 (+7%)	1mo	$229,000	$177	72
133 Forest St	0.45mi	3/1.5	1,201 (-0%)	5mo	$235,000	$196	72
154 Walnut Dr	0.28mi	3/2.5	1,216 (+1%)	10mo	$270,000	$222	71
380 Broadway St	0.19mi	2/1.0 (-1)	1,320 (+10%)	0mo	$196,000	$148	70
179 Jackson St	0.21mi	2/1.0 (-1)	1,280 (+6%)	7mo	$185,000	$145	69
145 Pearl St	0.38mi	4/3.0 (+1)	1,198 (-0%)	2mo	$210,000	$175	67
147 Central Dr	0.34mi	3/1.5	1,100 (-9%)	1mo	$235,000	$214	67
613 Jackson St	0.46mi	3/1.5	1,078 (-10%)	2mo	$205,000	$190	58
135 Ridgeland Dr	0.55mi	3/2.0	1,300 (+8%)	4mo	$262,500	$202	54
46580 Middle Rdg	0.74mi	3/1.5	1,364 (+13%)	3mo	$234,000	$172	39

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,112
• Equity at exit: $18,638

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $17,201
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $253

Break-even live

Break-even rent $1,047

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Broadway St Amherst, OH	2.0	1.0	756	$1,095	$1.45	1d	1	0.07mi
566 Jackson St Amherst, OH	3.0	2.0	1303	$1,595	$1.22	1d	1	0.40mi
275 Cornell Ave Amherst, OH	3.0	1.5	1201	$1,873	$1.56	7d	1	0.68mi
1120 Red Thimbleberry Dr Elyria, OH	2.0	2.0	1457	$2,152	$1.48	1d	23	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-13
   days on market $125,000 Active 32 DOM
6. 2026-06-13
   days on market $125,000 Active 31 DOM
7. 2026-06-09
   days on market $125,000 Active 28 DOM
8. 2026-06-08
   days on market $125,000 Active 27 DOM
9. 2026-06-07
   days on market $125,000 Active 26 DOM
10. 2026-06-03
    days on market $125,000 Active 22 DOM
11. 2026-06-02
    days on market $125,000 Active 21 DOM
12. 2026-06-01
    days on market $125,000 Active 20 DOM
13. 2026-05-31
    days on market $125,000 Active 19 DOM
14. 2026-05-13
    price $125,000 47-char remark
15. 2026-05-12
    listed $120,000 Active 47-char remark
16. 2026-04-13
    soldstatus $119,900 Closed 193-char remark

    Show marketing remark (193 chars)

    Amherst Township Ranch, 3 Bedroom, 1 bath, 1204 Sq. Ft. Amherst utilities, new furnace 2026. Located off Park Ave. Taylor St. Close to All major highways. Tenant occupied until April 15, 2026.

17. 2026-04-02
    status Pending 193-char remark

    Show marketing remark (193 chars)

    Amherst Township Ranch, 3 Bedroom, 1 bath, 1204 Sq. Ft. Amherst utilities, new furnace 2026. Located off Park Ave. Taylor St. Close to All major highways. Tenant occupied until April 15, 2026.

18. 2026-03-24
    listed $119,900 Active 193-char remark

    Show marketing remark (193 chars)

    Amherst Township Ranch, 3 Bedroom, 1 bath, 1204 Sq. Ft. Amherst utilities, new furnace 2026. Located off Park Ave. Taylor St. Close to All major highways. Tenant occupied until April 15, 2026.

19. 1997-03-17
    soldstatus $60,000

    Show marketing remark (124 chars)

    Best Value In Amherst!newer Roof & Hot Water Tank Needs Some Finishing/No Fha Or Va Please Call 1-800-974-4161 To Show

20. 1997-02-28
    soldstatus $60,000
21. 1996-12-19
    listed $73,500

    Show marketing remark (124 chars)

    Best Value In Amherst!newer Roof & Hot Water Tank Needs Some Finishing/No Fha Or Va Please Call 1-800-974-4161 To Show

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$258/yr (+$21/mo · 17.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $16,415
• − Mortgage interest: −$7,002
• − Property taxes: −$1,435
• − Insurance: −$625
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,636
• Taxable income: $1,091
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,780/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

+70.1% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $125,000 FSBO.com
• 2026-05-12 Listed $120,000 FSBO.com
• 2026-04-13 Sold (MLS) $119,900 MLSNOW
• 2026-04-02 Pending — MLSNOW
• 2026-03-24 Listed $119,900 MLSNOW
• 1997-03-17 Sold (MLS) $60,000 MLSNOW
• 1997-02-28 Sold (Public Records) $60,000 Public Records
• 1996-12-19 Listed $73,500 MLSNOW

Property tax history

+5.3%/yr

Latest (2025): $1,435 · +4.0% YoY. Source: county tax records.