107 East Liberty St · Ashland, OH 44805

$105,000

4 bd · 1.5 ba · 1,730 sqft · SingleFamily public records · 88 Days on market

Built 1910 7,536 sqft lot $61/sqft · 36% below area Est $165k · 36% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

Key facts

• Newer roof
• Large backyard
• Newer hvac system

Tags

• NEWER HVAC SYSTEM
• NEWER ROOF
• LARGE BACKYARD
• GENEROUS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.8% in Ashland — 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 72/100 on livability (#373 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities D-, commute F.
• Ashland City (town): math 70% / reading 69% proficiency, ranked #165 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.46% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (median comp): $164,957
• List price: $105,000
• Delta: -33.32%
• 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
113 E Liberty St	0.02mi	3/2.0 (-1)	1,660 (-4%)	4mo	$65,000	$39	82
416 Diamond St	0.26mi	3/2.0 (-1)	1,773 (+2%)	6mo	$229,000	$129	72
115 College Ave	0.20mi	4/1.5	1,944 (+12%)	2mo	$126,500	$65	69
47 Samaritan Ave	0.38mi	3/1.5 (-1)	1,681 (-3%)	8mo	$230,000	$137	66
145 College Ave	0.24mi	4/2.5	1,516 (-12%)	6mo	$172,500	$114	60
232 High St	0.34mi	3/2.0 (-1)	1,594 (-8%)	6mo	$182,500	$114	59
224 Freer Ct	0.24mi	3/1.0 (-1)	1,548 (-10%)	8mo	$220,000	$142	58
703 Grant St	0.36mi	4/2.0	1,980 (+14%)	2mo	$185,000	$93	55
208 High St	0.30mi	3/2.0 (-1)	1,528 (-12%)	6mo	$185,000	$121	55
827 Orange St	0.74mi	3/1.5 (-1)	1,664 (-4%)	6mo	$231,900	$139	49
862 Hoover Dr	0.74mi	4/3.0	1,646 (-5%)	8mo	$324,900	$197	44
101 E 9th St	0.73mi	4/1.5	1,980 (+14%)	5mo	$188,000	$95	38

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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.80×
• Total profit: $23,526
• Equity at exit: $15,656

10-year hold

• IRR: 29.8%
• Equity multiple: 4.18×
• Total profit: $93,346
• Equity at exit: $9,078

Cash invested: $29,400 (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 44805

• Rents YoY: 7.1%
• Active inventory: 122
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$551
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $534

Break-even live

Break-even rent $852

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Edgehill Ave Ashland, OH	4.0	2.0	1858	$1,850	$1.00	43d	1	0.33mi
510 Broad St Ashland, OH	3.0	1.0	1681	$1,650	$0.98	44d	1	0.55mi
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	43d	1	0.80mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	43d	1	0.84mi
1436 Eagle Way Ashland, OH	1.0–3.0	1.0–2.0	1017	$1,295	$1.27	43d	1	1.36mi

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 88 DOM
2. 2026-06-18
   days on market $105,000 Active 87 DOM
3. 2026-06-17
   pricedays on market $105,000 Active 86 DOM
4. 2026-06-16
   days on market $110,000 Active 85 DOM
5. 2026-06-15
   days on market $110,000 Active 84 DOM
6. 2026-06-14
   days on market $110,000 Active 82 DOM
7. 2026-06-12
   days on market $110,000 Active 81 DOM
8. 2026-06-09
   days on market $110,000 Active 78 DOM
9. 2026-06-08
   days on market $110,000 Active 77 DOM
10. 2026-06-07
    days on market $110,000 Active 76 DOM
11. 2026-06-02
    days on market $110,000 Active 71 DOM
12. 2026-06-01
    days on market $110,000 Active 70 DOM
13. 2026-05-31
    days on market $110,000 Active 69 DOM
14. 2026-05-30
    days on market $110,000 Active 68 DOM
15. 2026-04-16
    status Active 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

16. 2026-04-13
    status Pending 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

17. 2026-04-08
    price $110,000 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

18. 2026-04-01
    price $115,000 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

19. 2026-03-23
    status Active 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

20. 2026-03-21
    status Pending 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

21. 2026-02-22
    listed $119,900 Active 596-char remark

    Show marketing remark (596 chars)

    This property presents an excellent opportunity for an investor, flipper, or buyer for a home with significant potential. The main level features the living room, dining room and kitchen. The second floor includes three bedrooms and full bathroom, while the finished attic serves as a fourth bedroom with ample storage. There is also a second bathroom in the basement that is not in current use. Key updates include newer HVAC system and roof. There is a one car attached garage. Additionally, the property offers a large backyard with generous outdoor space. Being sold As-is. 30 day possession.

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $1,290 · $107/mo
• Expected delta: +$348/yr (+$29/mo · 37.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,337
• − Mortgage interest: −$5,882
• − Property taxes: −$941
• − Insurance: −$525
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,055
• Taxable income: $5,001
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $5,213/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: Ashland City
• NCES district ID: 3904350
• Math proficiency: 70% ▼ -2.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $43,164
• Composite: 58.31/100
• National rank: #1015
• State rank: #165 of 656 in OH

Livability — Ashland

• Score: 72/100
• State rank: #373
• US rank: #6095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, OH
• County: Ashland County · 30,805 people
• City population: 30,805
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, 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

-8.3% since first listed

7 events — show timeline

• 2026-04-16 Relisted — ABOR
• 2026-04-13 Pending — ABOR
• 2026-04-08 Price Changed $110,000 ABOR
• 2026-04-01 Price Changed $115,000 ABOR
• 2026-03-23 Relisted — ABOR
• 2026-03-21 Pending — ABOR
• 2026-02-22 Listed $119,900 ABOR

Property tax history

+4.9%/yr

Latest (2025): $941 · -2.3% YoY. Source: county tax records.