39 Osage St · Zanesville, OH 43701

$85,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 154 Days on market

Built 1905 4,965 sqft lot $71/sqft · 59% above area

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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
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3 bedroom 2 bath home in Zanesville.

Key facts

• 4,965 sq ft lot
• Built 1905
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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?
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: 1.57% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $53,484
• List price: $85,000
• Delta: 58.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 State St	0.32mi	3/1.5	1,200 (-0%)	8mo	$135,000	$113	76
1629 Penn St	0.32mi	4/1.0 (+1)	1,216 (+1%)	4mo	$177,000	$146	75
428 Gray St	0.43mi	2/1.0 (-1)	1,202 (-0%)	7mo	$24,000	$20	69
1327 Hickory St	0.39mi	3/1.0	1,144 (-5%)	8mo	$149,000	$130	68
418 Abington Ave	0.37mi	3/1.5	1,110 (-8%)	1mo	$215,000	$194	67
607 Larzelere Ave	0.63mi	3/—	1,232 (+2%)	10mo	$202,700	$165	58
627 Schaum Ave	0.74mi	3/1.0	1,164 (-3%)	10mo	$139,900	$120	52
167 Pine St	0.37mi	2/2.0 (-1)	1,104 (-8%)	12mo	$193,000	$175	50
462 Spangler Dr	0.53mi	2/1.0 (-1)	1,042 (-14%)	2mo	$13,000	$12	46
468 Spangler Dr	0.53mi	3/2.0	1,328 (+10%)	11mo	$145,900	$110	45
384 Stewart St	0.56mi	3/1.0	1,370 (+14%)	7mo	$136,900	$100	45
574 Brighton Blvd	0.57mi	3/2.0	1,024 (-15%)	3mo	$187,500	$183	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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.86×
• Total profit: $20,505
• Equity at exit: $12,674

10-year hold

• IRR: 29.7%
• Equity multiple: 3.81×
• Total profit: $66,866
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $512

Break-even live

Break-even rent $689

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $560	-5% $536	+0% $512	+5% $488	+10% $464
Rent	-10% $406	-5% $459	+0% $512	+5% $565	+10% $618
Rate	-1.0pp $555	-0.5pp $534	base $512	+0.5pp $490	+1.0pp $468

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: $21,250
• Closing costs: $2,550
• 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	44d	1	0.82mi

Listing history 23 events

1. 2026-06-19
   days on market $85,000 Active 154 DOM
2. 2026-06-18
   days on market $85,000 Active 153 DOM
3. 2026-06-17
   days on market $85,000 Active 152 DOM
4. 2026-06-16
   days on market $85,000 Active 151 DOM
5. 2026-06-15
   days on market $85,000 Active 150 DOM
6. 2026-06-14
   days on market $85,000 Active 148 DOM
7. 2026-06-12
   days on market $85,000 Active 147 DOM
8. 2026-06-09
   days on market $85,000 Active 144 DOM
9. 2026-06-08
   days on market $85,000 Active 143 DOM
10. 2026-06-07
    days on market $85,000 Active 142 DOM
11. 2026-06-05
    days on market $85,000 Active 139 DOM
12. 2026-06-02
    days on market $85,000 Active 137 DOM
13. 2026-06-01
    days on market $85,000 Active 136 DOM
14. 2026-05-31
    days on market $85,000 Active 135 DOM
15. 2026-05-30
    days on market $85,000 Active 134 DOM
16. 2026-05-08
    price $85,000 47-char remark

    Show marketing remark (47 chars)

    Affordable 3 bedroom 2 bath home in Zanesville.

17. 2026-04-06
    price $90,000 47-char remark

    Show marketing remark (47 chars)

    Affordable 3 bedroom 2 bath home in Zanesville.

18. 2026-02-26
    price $95,000 47-char remark

    Show marketing remark (47 chars)

    Affordable 3 bedroom 2 bath home in Zanesville.

19. 2026-01-15
    listed $100,000 Active 47-char remark

    Show marketing remark (47 chars)

    Affordable 3 bedroom 2 bath home in Zanesville.

20. 2007-07-30
    soldstatus $58,000
21. 2007-07-26
    soldstatus $58,000 64-char remark

    Show marketing remark (64 chars)

    Amazing, Completely Remodeled 3 Bedroom, 2 Bath Home. Great Buy!

22. 2007-06-28
    listed $55,000 64-char remark

    Show marketing remark (64 chars)

    Amazing, Completely Remodeled 3 Bedroom, 2 Bath Home. Great Buy!

23. 2001-10-26
    soldstatus $22,698

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$285/yr (+$24/mo · 37.7%)

ⓘ 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 (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,044
• − Mortgage interest: −$4,761
• − Property taxes: −$756
• − Insurance: −$425
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,473
• Taxable income: $5,061
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $4,929/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

+274.5% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $85,000 MLSNOW
• 2026-04-06 Price Changed $90,000 MLSNOW
• 2026-02-26 Price Changed $95,000 MLSNOW
• 2026-01-15 Listed $100,000 MLSNOW
• 2007-07-30 Sold (Public Records) $58,000 Public Records
• 2007-07-26 Sold (MLS) $58,000 MLSNOW
• 2007-06-28 Listed $55,000 MLSNOW
• 2001-10-26 Sold (Public Records) $22,698 Public Records

Property tax history

+6.1%/yr

Latest (2025): $756 · -3.4% YoY. Source: county tax records.