379 Westwoods · Amherst, OH 44001

$60,000

3 bd · 2.0 ba · 1,088 sqft · SingleFamily · 12 Days on market

Built 2002 Fair condition Est $58k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• ARV discount +5.7/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low maintenance living can be found in this three bedroom, two full bath 60x16 Schult 2002 Manufactured home. Large kitchen offers all appliances, plenty of cabinet and countertop space, open to large living room with newer neutral color carpeting that also leads to the back bedrooms which are of nice size. Large Master bedroom has walk in closet, double doors to master bath with tub / shower, vanity, both bedroom and bath have newer vinyl plank flooring. Laundry room supplies newer washer, gas dryer and storage cabinets. Large deck with awning to relax on in the warm days of Summer, storage shed for your extras, this home is located at the end of the street so does supply a little more privacy. Range in kitchen is electric, gas is available, Hot water tank also gas approximately 2 years old. Buyers must be approved by park. Schedule your showing today.

Key facts

• Large deck
• Large kitchen
• Storage shed

Tags

• AMHERST SCHOOL DISTRICT
• LARGE KITCHEN
• WALK IN CLOSET
• LARGE DECK
• STORAGE SHED
• END OF THE STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 27.6% 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; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $34k; list at $60k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.12% ✓
• Cap rate: 27.59%
• Cash-on-cash: 76.07%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $57,664
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Westwoods #311	0.13mi	3/2.0	1,080 (-1%)	6mo	$57,500	$53	87
210 Westwoods	0.13mi	2/2.0 (-1)	992 (-9%)	6mo	$30,000	$30	69
216 Westwoods Lot 216	0.26mi	2/1.0 (-1)	952 (-12%)	1mo	$19,500	$20	57
459 S Lake St	0.54mi	2/1.0 (-1)	1,092 (+0%)	14mo	$165,500	$152	54
632 S Lake St	0.48mi	4/3.0 (+1)	975 (-10%)	18mo	$267,000	$274	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: 76.0%
• Equity multiple: 4.46×
• Total profit: $58,138
• Equity at exit: $8,946

10-year hold

• IRR: 79.7%
• Equity multiple: 9.22×
• Total profit: $138,084
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,065

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 38%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Cornell Ave Amherst, OH	3.0	1.5	1201	$1,873	$1.56	7d	1	1.46mi

Listing history 10 events

1. 2026-06-18
   days on market $60,000 Active 12 DOM
2. 2026-06-17
   days on market $60,000 Active 11 DOM
3. 2026-06-16
   days on market $60,000 Active 10 DOM
4. 2026-06-15
   days on market $60,000 Active 9 DOM
5. 2026-06-13
   days on market $60,000 Active 7 DOM
6. 2026-06-13
   days on market $60,000 Active 6 DOM
7. 2026-06-09
   days on market $60,000 Active 3 DOM
8. 2026-06-08
   days on market $60,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $60,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°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: $22,476
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$1,745
• Taxable income: $12,573
• Est. tax owed @ 24.0%: −$3,018
• After-tax cash flow: $9,763/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to its exterior and roof, but has good interior and systems. Painting and roof repair would significantly increase its resale and rental value.

Repairs flagged

• Major siding and paint — Severe weathering and peeling
• Moderate roof — Siding condition suggests potential water damage

Value-add opportunities

• Both painting and repainting the siding — Enhances curb appeal and value
• Both roof repair — Prevents water damage and extends home life

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding and paint · Severe weathering and peeling	Major	$15,000–50,000
roof · Siding condition suggests potential water damage	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both painting and repainting the siding — Enhances curb appeal and value ↑
• Both roof repair — Prevents water damage and extends home life ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+33.3% since first listed

5 events — show timeline

• 2026-06-07 Listed $60,000 FSBO.com
• 2022-04-28 Sold (MLS) $33,500 MLSNOW
• 2022-04-01 Contingent — MLSNOW
• 2022-03-02 Price Changed $39,900 MLSNOW
• 2022-01-21 Listed $45,000 MLSNOW