2908 Columbus Ave · Edgewood, OH 44004

$64,900

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 6 Days on market

Built 1958 6,098 sqft lot ↓ 10% since listing

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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
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is Motivated! Nice starter or downsizer or possible summer place just 2 miles from Lake Erie boat launch, beach and park. 2-bedroom, 1-bath ranch home with large living room that has plenty of room for dining table. Eat-in kitchen includes gas range and dishwasher. Main floor bathroom with full shower. Hardwood flooring in bedrooms. Unfinished full basement with glass block windows, updated breaker box, newer furnace and central air - 9/2020. City water & sewer. Out back find an oversized 1-car garage and a nice little back yard. Located on . 14-acre lot it's the perfect size for so many.

Key facts

• Single-floor living
• Open kitchen
• Spacious living room

Tags

• SINGLE-FLOOR LIVING
• SPACIOUS LIVING ROOM
• OPEN KITCHEN
• FULL UNFINISHED BASEMENT
• DETACHED GARAGE
• WATERFRONT RECREATION

Property features AI

Exterior

• Parking: Detached 2-car garage with driveway
• Utilities: Public water; Public sewer
• Home design: Two-story frame house; Asphalt fiberglass roof
• Construction: Frame construction; Built (year per public records)
• Exterior features: Front porch; Lot approximately 50 x 125 (0.14 acres)

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Gas heating with baseboard and forced air options
• Interior features: Full unfinished basement
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 74/100 on livability (#295 in OH, #4,806 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment D-.
• Buckeye Local (town): math 44% / reading 58% proficiency, ranked #432 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wallace H Braden Middle School (math 37% / reading 57%, grade D+, #451 of 654 statewide, top 70%, 404 students, 46% FRL); Edgewood High School (math 42% / reading 57%, grade D, #390 of 781 statewide, top 54%, 510 students, 42% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 172 active listings in the ZIP; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashtabula County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.86% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $173,428
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 Audrey Pl	0.69mi	2/1.0	828 (-9%)	14mo	$45,000	$54	42
404 E 23rd St	0.66mi	3/2.0 (+1)	812 (-11%)	12mo	$155,000	$191	32

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $17,544
• Equity at exit: $9,677

10-year hold

• IRR: 31.4%
• Equity multiple: 3.84×
• Total profit: $51,572
• Equity at exit: $5,611

Cash invested: $18,172 (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 44004

• Home prices YoY: -30.5%
• Active inventory: 172
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $440

Break-even live

Break-even rent $651

Max offer price $64,900

Occupancy floor 59%

Sensitivity live

Price	-10% $476	-5% $458	+0% $440	+5% $421	+10% $403
Rent	-10% $344	-5% $392	+0% $440	+5% $487	+10% $535
Rate	-1.0pp $472	-0.5pp $456	base $440	+0.5pp $423	+1.0pp $406

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-22
   days on market $64,900 Active 6 DOM
2. 2026-06-21
   days on market $64,900 Active 5 DOM
3. 2026-06-21
   days on market $64,900 Active 4 DOM
4. 2026-06-18
   days on market $64,900 Active 2 DOM
5. 2026-06-17
   remarks 699-char remark
6. 2026-06-17
   listed $64,900 Active 1 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: $1,760 · $147/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,487
• − Mortgage interest: −$3,635
• − Property taxes: −$1,760
• − Insurance: −$324
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$1,888
• Taxable income: $4,561
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,181/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: Buckeye Local
• NCES district ID: 3904585
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $46,117
• Composite: 43.19/100
• National rank: #3067
• State rank: #432 of 656 in OH

Livability — Edgewood

• Score: 74/100
• State rank: #295
• US rank: #4806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, OH
• County: Ashtabula · 97,617 people
• Metro: Cleveland, OH
• Population (ZIP): 31,076
• Household income: $49,507
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 14.1

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 4% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.51%
• Current HPI: 260.7146
• 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

-9.7% since first listed

22 events — show timeline

• 2026-06-16 Listed $64,900 MLSNOW
• 2025-11-13 Contingent — MLSNOW
• 2025-11-13 Pending — MLSNOW
• 2025-05-09 Contingent — MLSNOW
• 2025-05-09 Listing Removed — MLSNOW
• 2025-04-07 Relisted — MLSNOW
• 2025-03-10 Contingent — MLSNOW
• 2025-02-09 Price Changed $112,500 MLSNOW
• 2025-01-25 Relisted — MLSNOW
• 2025-01-19 Contingent — MLSNOW
• 2025-01-13 Price Changed $115,000 MLSNOW
• 2024-11-20 Listed $124,900 MLSNOW
• 2023-01-17 Sold (Public Records) $100,000 Public Records
• 2023-01-03 Sold (MLS) $100,000 MLSNOW
• 2022-12-18 Pending — MLSNOW
• 2022-11-15 Contingent — MLSNOW
• 2022-11-11 Price Changed $104,900 MLSNOW
• 2022-10-27 Price Changed $109,900 MLSNOW
• 2022-10-10 Price Changed $112,000 MLSNOW
• 2022-10-01 Listed $114,900 MLSNOW
• 2000-12-13 Listing Removed — MLSNOW
• 2000-06-13 Listed $71,900 MLSNOW

Property tax history

+10.4%/yr

Latest (2025): $1,760 · +69.7% YoY. Source: county tax records.