1146 Seborn Ave · Zanesville, OH 43701

$130,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 54 Days on market

Built 1972 6,098 sqft lot $120/sqft · 15% below area Est $152k · 15% 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 +17.1/30.0
• ARV discount +14.1/15.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, move-in ready, and easy to maintain—this one checks the boxes. This ranch-style real estate ready mobile home offers convenient one-level living with 2 bedrooms, 1 full bath, and a comfortable layout that makes the most of its space. Natural light fills the home, creating a warm and inviting feel. Outside, you’ll find a flat level lot and a detached garage plus a storage shed, giving you the extra space buyers are always looking for. Whether you’re a first-time buyer, downsizing, or adding to your investment portfolio, this is a smart opportunity in a convenient Zanesville location. This modular was built prior to 1976

Key facts

• Flat level lot
• Storage shed
• Convenient location

Tags

• ONE LEVEL LIVING
• FLAT LEVEL LOT
• DETACHED GARAGE
• STORAGE SHED
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Built according to public records; Aluminum siding construction; Metal roofing
• Exterior features: Metal roof; Aluminum siding; 0.14-acre lot

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $112k (14.2% below list).
• Recommended offer: $112k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.3% in Zanesville — 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 74/100 on livability (#290 in OH, #4,764 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, commute F.
• Zanesville City (town): math 29% / reading 38% proficiency, ranked #570 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $29k; list at $130k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $111,568 (14.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 0.86% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $152,181
• List price: $130,000
• Delta: -14.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1140 Lindbergh Ave	0.06mi	2/1.0	992 (-8%)	3mo	$68,000	$69	82
817 Superior St	0.56mi	3/1.0 (+1)	1,077 (-0%)	2mo	$174,900	$162	67
403 Seborn Ave	0.56mi	2/1.0	1,132 (+5%)	1mo	$174,000	$154	66
630 Alfred St	0.54mi	2/2.0	1,133 (+5%)	1mo	$199,000	$176	62
816 Eppley Ave	0.26mi	2/1.0	956 (-12%)	10mo	$149,150	$156	60
1049 Benjamin Ave	0.38mi	3/1.0 (+1)	1,164 (+8%)	7mo	$141,400	$121	59
771 Luck Ave	0.54mi	3/1.0 (+1)	1,024 (-5%)	8mo	$40,700	$40	55
1126 Melick Ave	0.50mi	2/1.0	925 (-14%)	3mo	$156,300	$169	50
724 Luck Ave	0.62mi	3/1.0 (+1)	960 (-11%)	5mo	$73,500	$77	44
752 Larzelere Ave	0.57mi	3/1.5 (+1)	1,240 (+15%)	1mo	$181,000	$146	41
1215 Lake Dr	0.67mi	2/1.5	1,235 (+14%)	8mo	$149,900	$121	36
607 Larzelere Ave	0.71mi	3/— (+1)	1,232 (+14%)	10mo	$202,700	$165	30

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-13,954
• Equity at exit: $19,383

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $952
• Equity at exit: $11,240

Cash invested: $36,400 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 299
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $90

Break-even live

Break-even rent $1,001

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Westbourne Ave Zanesville, OH	2.0	1.0	840	$1,372	$1.63	43d	1	0.54mi

Listing history 16 events

1. 2026-06-17
   status $130,000 Pending 54 DOM
2. 2026-06-16
   days on market $130,000 Contingent 54 DOM
3. 2026-06-15
   days on market $130,000 Contingent 53 DOM
4. 2026-06-14
   days on market $130,000 Contingent 51 DOM
5. 2026-06-12
   statusdays on market $130,000 Contingent 50 DOM
6. 2026-06-09
   days on market $130,000 Active 47 DOM
7. 2026-06-08
   days on market $130,000 Active 46 DOM
8. 2026-06-07
   days on market $130,000 Active 45 DOM
9. 2026-06-05
   days on market $130,000 Active 42 DOM
10. 2026-06-02
    days on market $130,000 Active 40 DOM
11. 2026-06-01
    days on market $130,000 Active 39 DOM
12. 2026-05-31
    days on market $130,000 Active 38 DOM
13. 2026-05-30
    days on market $130,000 Active 37 DOM
14. 2026-05-12
    historical Contingent 594-char remark
15. 2026-04-22
    listed $130,000 Active 594-char remark
16. 1991-07-29
    soldstatus $28,900

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$684/yr (+$57/mo · 103.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,388
• − Mortgage interest: −$7,282
• − Property taxes: −$660
• − Insurance: −$650
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,782
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,357/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: Zanesville City
• NCES district ID: 3904517
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $29,695
• Composite: 27.13/100
• National rank: #7035
• State rank: #570 of 656 in OH

Livability — Zanesville

• Score: 74/100
• State rank: #290
• US rank: #4764

Category grades

Amenities A Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zanesville, OH
• County: Muskingum County · 56,402 people
• City population: 56,402
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, OH
• 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

+349.8% since first listed

6 events — show timeline

• 2026-06-16 Pending — MLSNOW
• 2026-06-11 Contingent — MLSNOW
• 2026-05-21 Relisted — MLSNOW
• 2026-05-12 Contingent — MLSNOW
• 2026-04-22 Listed $130,000 MLSNOW
• 1991-07-29 Sold (Public Records) $28,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $660 · -5.2% YoY. Source: county tax records.