452/450 W Main St · Ashland, OH 44805

$145,000

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 13 Days on market

Built 1910 3,485 sqft lot Est $163k · 11% 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 +18.6/30.0
• ARV discount +12.5/15.0
• DSCR +5.9/10.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For one price you will get 2 single family homes. 450 W Main St - 36x100 lot, 1304 sq ft, built in 1910, 3 beds 1 bath, Shingle roof, wood sided, pantry. The garage is shared and a wall separates each side. Properties are in the flood zone. There is a lot 44x113 next to 450 W Main that is included. Cash buyers only please. TOTAL TAXES FOR ALL 3 LOTS $1069.56

Key facts

• 3,485 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Gas water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Pantry; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $132k (8.8% below list).
• Recommended offer: $132k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 7 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $19k; list at $145k implies a 651% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,231 (8.8% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 0.91% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $163,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Evergreen St	0.19mi	3/1.0	1,276 (-2%)	2mo	$160,000	$125	84
122 Lindale Ave	0.26mi	3/2.0	1,316 (+1%)	2mo	$125,000	$95	82
410 Ohio St	0.41mi	3/1.5	1,288 (-1%)	6mo	$150,000	$116	74
857 Sandusky St	0.62mi	3/2.0	1,296 (-1%)	4mo	$204,000	$157	64
803 Myers Ave	0.37mi	3/2.0	1,414 (+8%)	4mo	$151,000	$107	63
120 High St	0.66mi	3/1.5	1,346 (+3%)	3mo	$177,500	$132	62
1110 Southview Dr	0.71mi	3/1.5	1,248 (-4%)	3mo	$222,000	$178	58
1022 Union St	0.68mi	3/1.5	1,248 (-4%)	7mo	$152,000	$122	55
1407 Cottage St	0.74mi	3/2.0	1,368 (+5%)	1mo	$50,000	$37	55
846 Sandusky St	0.61mi	3/1.5	1,482 (+14%)	3mo	$219,900	$148	46
347 East 4th St	0.70mi	3/1.5	1,442 (+11%)	5mo	$100,000	$69	45
255 E 9th St	0.70mi	2/1.0 (-1)	1,112 (-15%)	6mo	$145,000	$130	31

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-8,875
• Equity at exit: $21,620

10-year hold

• IRR: 8.0%
• Equity multiple: 1.71×
• Total profit: $28,884
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$760
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $142

Break-even live

Break-even rent $1,143

Max offer price $145,000

Occupancy floor 84%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Race St Unit 200 Ashland, OH	2.0	1.0	1532	$735	$0.48	43d	1	0.07mi
510 Broad St Ashland, OH	3.0	1.0	1681	$1,650	$0.98	44d	1	0.22mi
222 E Walnut St Unit 212 Ashland, OH	2.0	1.0	970	$900	$0.93	43d	1	0.65mi
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	43d	1	0.77mi
606 Edgehill Ave Ashland, OH	4.0	2.0	1858	$1,850	$1.00	43d	1	0.92mi
1440 Hiner Ave Ashland, OH	2.0	1.0–1.5	867	$920	$1.06	43d	1	1.15mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	43d	1	1.45mi

Listing history 9 events

1. 2026-06-17
   statusdays on market $145,000 Pending 13 DOM
2. 2026-06-16
   days on market $145,000 Active 12 DOM
3. 2026-06-15
   days on market $145,000 Active 11 DOM
4. 2026-06-14
   days on market $145,000 Active 9 DOM
5. 2026-06-12
   days on market $145,000 Active 8 DOM
6. 2026-06-09
   days on market $145,000 Active 5 DOM
7. 2026-06-08
   days on market $145,000 Active 4 DOM
8. 2026-06-07
   remarks 360-char remark
9. 2026-06-07
   listed $145,000 Active 3 DOM

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$638/yr (+$53/mo · 64.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% 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: $15,868
• − Mortgage interest: −$8,122
• − Property taxes: −$985
• − Insurance: −$725
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$4,218
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $1,874/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

+651.3% since first listed

2 events — show timeline

• 2026-06-04 Listed $145,000 ABOR
• 1975-07-28 Sold (Public Records) $19,300 Public Records

Property tax history

+2.8%/yr

Latest (2025): $985 · +0.0% YoY. Source: county tax records.