436 Locust St · Coshocton, OH 43812

$139,900

3 bd · 2.0 ba · 1,732 sqft · MultiFamily public records · 88 Days on market

Built 1920 5,471 sqft lot Est $113k · 23% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex investment opportunity with spacious yard and potential for a garage. Don't miss this excellent income-producing duplex offering both immediate cash and future upside. This multi-family property features two separate units, currently tenant-occupied, making it a turnkey opportunity for investors looking to expand their portfolio. Owners are in a partnership, 3 parties to the partnership are licensed Realtors.

Key facts

• Spacious yard
• 5,471 sq ft lot
• Parking

Tags

• SPACIOUS YARD
• POTENTIAL FOR A GARAGE
• MULTI-FAMILY PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.0% in Coshocton — 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 69/100 on livability (#526 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities F, commute F.
• Coshocton City (town): math 39% / reading 49% proficiency, ranked #518 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coshocton County population projected at -18% 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $113,438
• List price: $139,900
• Delta: 23.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Locust St	0.15mi	3/2.0	1,484 (-14%)	24mo	$125,000	$84	49

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,560
• Equity at exit: $20,860

10-year hold

• IRR: 12.6%
• Equity multiple: 1.99×
• Total profit: $38,934
• Equity at exit: $12,096

Cash invested: $39,172 (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 43812

• Active inventory: 118
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $428

Break-even live

Break-even rent $1,098

Max offer price $139,900

Occupancy floor 69%

Sensitivity live

Price	-10% $507	-5% $468	+0% $428	+5% $389	+10% $349
Rent	-10% $299	-5% $363	+0% $428	+5% $493	+10% $558
Rate	-1.0pp $499	-0.5pp $464	base $428	+0.5pp $392	+1.0pp $355

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,640
Total (2 units)			$1,640

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Walnut St Coshocton, OH	2.0	1.0	1096	$800	$0.73	15d	1	0.54mi
611 Pine St Coshocton, OH	3.0	1.0	1277	$1,100	$0.86	15d	1	0.63mi

Listing history 21 events

1. 2026-06-21
   days on market $139,900 Active 88 DOM
2. 2026-06-18
   days on market $139,900 Active 86 DOM
3. 2026-06-17
   days on market $139,900 Active 85 DOM
4. 2026-06-17
   remarks 433-char remark
5. 2026-06-16
   days on market $139,900 Active 84 DOM
6. 2026-06-15
   days on market $139,900 Active 83 DOM
7. 2026-06-13
   days on market $139,900 Active 81 DOM
8. 2026-06-12
   days on market $139,900 Active 80 DOM
9. 2026-06-09
   days on market $139,900 Active 77 DOM
10. 2026-06-08
    days on market $139,900 Active 76 DOM
11. 2026-06-08
    days on market $139,900 Active 75 DOM
12. 2026-06-07
    days on market $139,900 Active 74 DOM
13. 2026-06-04
    days on market $139,900 Active 71 DOM
14. 2026-06-02
    days on market $139,900 Active 70 DOM
15. 2026-06-01
    days on market $139,900 Active 69 DOM
16. 2026-05-31
    days on market $139,900 Active 68 DOM
17. 2026-03-23
    listed $139,900 Active 419-char remark

    Show marketing remark (419 chars)

    Duplex investment opportunity with spacious yard and potential for a garage. Don't miss this excellent income-producing duplex offering both immediate cash and future upside. This multi-family property features two separate units, currently tenant-occupied, making it a turnkey opportunity for investors looking to expand their portfolio. Owners are in a partnership, 3 parties to the partnership are licensed Realtors.

18. 2023-11-29
    soldstatus $75,000 Closed
19. 2023-10-28
    status Pending
20. 2023-10-27
    listed $80,000 Active
21. 2018-01-18
    soldstatus $17,000

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$638/yr (+$53/mo · 70.4%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,680
• − Mortgage interest: −$7,837
• − Property taxes: −$907
• − Insurance: −$700
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$4,070
• Taxable income: $3,019
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,413/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: Coshocton City
• NCES district ID: 3904382
• Math proficiency: 39% ▼ -22.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $33,758
• Composite: 36.22/100
• National rank: #4726
• State rank: #518 of 656 in OH

Livability — Coshocton

• Score: 69/100
• State rank: #526
• US rank: #8938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coshocton, OH
• County: Coshocton · 37,075 people
• Population (ZIP): 18,716
• Household income: $51,930
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 7.2

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.33%
• Current HPI: 216.5142
• 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

+722.9% since first listed

5 events — show timeline

• 2026-03-23 Listed $139,900 MLSNOW
• 2023-11-29 Sold (MLS) $75,000 MLSNOW
• 2023-10-28 Pending — MLSNOW
• 2023-10-27 Listed $80,000 MLSNOW
• 2018-01-18 Sold (Public Records) $17,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $907 · +8.9% YoY. Source: county tax records.