3680 Lincoln St · South Zanesville, OH 43777

$159,000

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 5 Days on market

Built 1901 10,018 sqft lot

---

Why this score? — see what drove the D- 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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Want to be close to town without all the hustle and bustle of Maple Ave? Have you tried Avondale? Tucked away, just outside the Village of South Zanesville, this home has all you'll ever need! Featuring FOUR generous bedrooms! You'll also love the large living room and main floor laundry just across the hall from the main bathroom! The eat-in kitchen includes fridge and gas burning stove and access to the back yard deck. Outside you will find a nice deck overlooking the yard and trees line the back of the property for relaxing with your coffee and experiencing the wild life. There is a large, detached, 2 car garage for your extra storage needs!

Key facts

• Recent updates
• First floor laundry
• New flooring

Tags

• ONE LEVEL LIVING
• FIRST FLOOR LAUNDRY
• RECENT UPDATES
• NEW FLOORING
• UPDATED LIGHT FIXTURES
• NEW FRONT DOOR

Property features AI

Exterior

• Parking: Detached garage with driveway (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Shingle (asphalt/fiberglass) roof; Block foundation
• Construction: Vinyl siding construction; Block foundation; Asphalt/fiberglass roof
• Exterior features: Lot approximately 0.23 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (30.7% below list).
• Recommended offer: $110k (30.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#242 in OH, #3,856 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, commute F, employment F.
• Maysville Local (town): math 46% / reading 56% proficiency, ranked #435 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $99k; list at $159k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,213 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.69% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.17×
• Total profit: $7,679
• Equity at exit: $72,597

10-year hold

• IRR: 6.3%
• Equity multiple: 1.98×
• Total profit: $43,609
• Equity at exit: $112,747

Cash invested: $44,520 (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 43777

• Home prices YoY: 1.2%
• Active inventory: 20
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$111 /mo · $1,338/yr
• Insurance: −$66
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-196

Break-even live

Break-even rent $1,351

Max offer price $124,304

Occupancy floor —

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $159,000 Active 5 DOM
2. 2026-06-18
   days on market $159,000 Active 4 DOM
3. 2026-06-17
   days on market $159,000 Active 3 DOM
4. 2026-06-16
   days on market $159,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $159,000 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: $1,338 · $111/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$571/yr (+$48/mo · 42.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $13,226
• − Mortgage interest: −$8,906
• − Property taxes: −$1,338
• − Insurance: −$1,462
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$4,625
• Taxable loss: −$5,222
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-1,104/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: Maysville Local
• NCES district ID: 3904885
• Math proficiency: 46% ▼ -19.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $40,901
• Composite: 42.71/100
• National rank: #3167
• State rank: #435 of 656 in OH

Livability — South Zanesville

• Score: 75/100
• State rank: #242
• US rank: #3856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Muskingum · 86,793 people
• Population (ZIP): 4,435
• Household income: $52,886
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 15.0

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada

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: ▲ 3.12%
• Current HPI: 267.0752
• 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

+431.8% since first listed

20 events — show timeline

• 2026-06-13 Listed $159,000 MLSNOW
• 2023-12-29 Sold (MLS) $99,000 MLSNOW
• 2023-12-21 Sold (Public Records) $99,000 Public Records
• 2023-11-18 Pending — MLSNOW
• 2023-11-13 Relisted — MLSNOW
• 2023-10-16 Pending — MLSNOW
• 2023-10-12 Listed $99,000 MLSNOW
• 2019-04-17 Sold (MLS) $54,000 MLSNOW
• 2019-04-16 Sold (Public Records) $54,000 Public Records
• 2019-01-15 Listed $59,900 MLSNOW
• 2015-09-09 Sold (Public Records) $12,100 Public Records
• 2015-09-09 Sold (MLS) $12,001 MLSNOW
• 2015-05-19 Listed $12,000 MLSNOW
• 2015-01-28 Sold (Public Records) $10,000 Public Records
• 2007-04-11 Sold (Public Records) $23,750 Public Records
• 2007-04-04 Sold (MLS) $25,000 MLSNOW
• 2007-04-04 Sold (MLS) $25,000 CBRMLS
• 2007-04-01 Listed $29,900 MLSNOW
• 2006-12-06 Sold (Public Records) $28,000 Public Records
• 2006-07-13 Listed $29,900 CBRMLS

Property tax history

+0.6%/yr

Latest (2025): $1,338 · +0.5% YoY. Source: county tax records.