1631 W 8th St · Ashtabula, OH 44004

$132,900

3 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 29 Days on market

Built 1900 4,399 sqft lot $99/sqft · at area comps Est $128k · 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
• ARV discount +5.6/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Where historic character meets modern comfort! Situated on the north side of 8th Street, this turn-of-the-century Colonial offers an incredible location just a short distance from the shops of Bridge Street and the shore of Walnut Beach Park. This home offers a clean, updated interior that perfectly balances 1900’s craftsmanship with essential modern updates. The curb appeal starts with a brand-new front porch (2025), providing a great spot to relax. Step through the door to find a freshly painted interior in a clean, neutral palette that highlights the original woodwork and hardwood floors. The kitchen is functional and bright, featuring durable ceramic tile flooring and a convenient

Key facts

• Updated electrical
• Private balcony
• Mechanical updates

Tags

• BRAND-NEW FRONT PORCH
• PRIVATE BALCONY
• MECHANICAL UPDATES
• UPDATED ELECTRICAL

Property features AI

Finance

• HOA & community: Community has lake access, street lights, and sidewalks

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Faces south; Block foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built in public-records era (year built from public records)
• Exterior features: Covered front porch; Balcony; Partial chain link fence in back yard; Back yard is flat and level; Rectangular lot

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Ceramic tile flooring in kitchen
• Bedrooms: Three bedrooms on the second level
• Flooring: Wood flooring in living, dining and bedrooms; Ceramic tile flooring in kitchen and bathrooms
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Natural woodwork in living and dining rooms; Breakfast bar; Ceiling fans; Decorative fireplace; Wood window frames
• Laundry & utility: Washer hookup in basement; Electric dryer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $133k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 8.3% in Ashtabula — 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 71/100 on livability (#420 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Ashtabula Area City (town): math 24% / reading 35% proficiency, ranked #588 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Superior Intermediate School (math 30% / reading 31%, grade F, #1,151 of 1,584 statewide, top 73%, 436 students, 0% FRL); Lakeside Junior High School (math 24% / reading 34%, grade F, #579 of 654 statewide, top 89%, 505 students, 0% FRL); Lakeside High School (math 12% / reading 37%, grade F, #644 of 781 statewide, top 85%, 894 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 170 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• At $3,199/mo this rent would consume 78% of the median local household income ($50k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $919 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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 $16k; list at $133k implies a 736% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,906 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 2.41% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.79%
• DSCR: 3.44
• GRM: 3.5

CMA / ARV

• ARV (median comp): $127,630
• List price: $132,900
• Delta: 4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 W 6th St	0.10mi	3/1.5	1,348 (+1%)	2mo	$155,000	$115	90
1821 W 8th St	0.15mi	3/1.0	1,234 (-8%)	5mo	$118,000	$96	76
1811 W 6th St	0.17mi	3/1.5	1,248 (-7%)	4mo	$125,000	$100	75
2531 Burlingham Dr	0.70mi	3/1.5	1,368 (+2%)	1mo	$221,500	$162	61
1307 W 9th St	0.38mi	3/1.0	1,170 (-13%)	4mo	$56,999	$49	58
1606 Ohio Ave	0.69mi	2/2.0 (-1)	1,344 (+0%)	4mo	$150,000	$112	55
1923 W 11th St	0.37mi	3/2.0	1,493 (+12%)	6mo	$82,000	$55	55
1128 Myrtle Ave	0.48mi	3/1.0	1,160 (-13%)	2mo	$159,900	$138	54
1115 Myrtle Ave	0.47mi	3/1.5	1,184 (-12%)	5mo	$68,000	$57	52
1028 Lyndon Ave	0.45mi	2/2.0 (-1)	1,486 (+11%)	7mo	$167,000	$112	46
2512 W 9th St	0.63mi	4/2.0 (+1)	1,456 (+9%)	2mo	$225,000	$155	46
1405 Allen	0.74mi	3/2.0	1,450 (+8%)	7mo	$219,000	$151	42

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: 53.0%
• Equity multiple: 3.33×
• Total profit: $86,669
• Equity at exit: $19,816

10-year hold

• IRR: 58.2%
• Equity multiple: 6.77×
• Total profit: $214,782
• Equity at exit: $11,491

Cash invested: $37,212 (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: 170
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,199 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,699

Break-even live

Break-even rent $1,048

Max offer price $132,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,774	-5% $1,737	+0% $1,699	+5% $1,661	+10% $1,624
Rent	-10% $1,446	-5% $1,573	+0% $1,699	+5% $1,825	+10% $1,952
Rate	-1.0pp $1,766	-0.5pp $1,733	base $1,699	+0.5pp $1,665	+1.0pp $1,630

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Myrtle Ave Ashtabula, OH	3.0	1.5	1184	$1,600	$1.35	46d	1	0.48mi
1036 Union Ave Unit 1496086P Ashtabula, OH	3.0	1.0	1496	$5,341	$3.57	46d	1	0.65mi

Listing history 20 events

1. 2026-04-24
   listed $132,900 Active 1282-char remark
2. 2025-11-05
   historical
3. 2025-10-09
   price $139,999
4. 2025-08-25
   listed $145,000 Active
5. 2024-11-30
   historical
6. 2024-08-30
   listed $149,900 Active
7. 2023-10-11
   listed $129,900 Active
8. 2023-09-30
   historical
9. 2023-06-12
   listed $139,000 Active
10. 2022-01-31
    historical
11. 2021-11-11
    price $83,900
12. 2021-10-27
    listed $84,900 Active
13. 2021-10-20
    historical
14. 2021-07-29
    listed $84,900 Active
15. 2011-06-17
    soldstatus $15,900
16. 2011-03-20
    listed $20,000
17. 2011-03-10
    historical
18. 2010-12-05
    listed $25,000
19. 2010-11-17
    historical
20. 2010-09-24
    listed $27,500

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,492 · $124/mo
• Expected delta: +$581/yr (+$48/mo · 63.7%)

ⓘ 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 · 18 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: $38,389
• − Mortgage interest: −$7,444
• − Property taxes: −$911
• − Insurance: −$664
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − Depreciation: −$3,866
• Taxable income: $19,360
• Est. tax owed @ 24.0%: −$4,647
• After-tax cash flow: $15,742/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: Ashtabula Area City
• NCES district ID: 3904351
• Math proficiency: 24% ▼ -27.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $34,812
• Composite: 24.3/100
• National rank: #7712
• State rank: #588 of 656 in OH

Livability — Ashtabula

• Score: 71/100
• State rank: #420
• US rank: #6883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashtabula, OH
• County: Ashtabula · 97,617 people
• City population: 31,076
• 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

+383.3% since first listed

21 events — show timeline

• 2026-05-24 Pending — MLSNOW
• 2026-04-24 Listed $132,900 MLSNOW
• 2025-11-05 Listing Removed — MLSNOW
• 2025-10-09 Price Changed $139,999 MLSNOW
• 2025-08-25 Listed $145,000 MLSNOW
• 2024-11-30 Listing Removed — MLSNOW
• 2024-08-30 Listed $149,900 MLSNOW
• 2023-10-11 Listed $129,900 MLSNOW
• 2023-09-30 Listing Removed — MLSNOW
• 2023-06-12 Listed $139,000 MLSNOW
• 2022-01-31 Listing Removed — MLSNOW
• 2021-11-11 Price Changed $83,900 MLSNOW
• 2021-10-27 Listed $84,900 MLSNOW
• 2021-10-20 Listing Removed — MLSNOW
• 2021-07-29 Listed $84,900 MLSNOW
• 2011-06-17 Sold (MLS) $15,900 MLSNOW
• 2011-03-20 Listed $20,000 MLSNOW
• 2011-03-10 Listing Removed — MLSNOW
• 2010-12-05 Listed $25,000 MLSNOW
• 2010-11-17 Listing Removed — MLSNOW
• 2010-09-24 Listed $27,500 MLSNOW

Property tax history

+2.5%/yr

Latest (2025): $911 · -0.2% YoY. Source: county tax records.