1029 E Main St · Coshocton, OH 43812

$100,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 4 Days on market

Built 1900 6,621 sqft lot Est $132k · 24% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this newly renovated home in Coshocton featuring 3 bedrooms, 2 full bathrooms, and first floor laundry. This home has new carpet and paint throughout, updated bathrooms, all new windows, and new soffit and fascia. This property also boasts a large flat back yard. Call today to schedule a time to see this turn-key home!

Key facts

• Finished space
• Main level bedroom
• Recent updates

Tags

• FIRST FLOOR LIVING
• MAIN LEVEL BEDROOM
• FULL BATHROOM
• RECENT UPDATES
• NEWER SHED
• FINISHED SPACE

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area about 1,500 (source: assessor); Year built (source: appraiser)
• Construction: Aluminum roof; Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.152 acres

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $55 ($656/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (12.1% below list).
• Recommended offer: $88k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Coshocton Elementary (math 49% / reading 50%, grade D, #906 of 1,584 statewide, top 59%, 892 students, 0% FRL); Coshocton High School (math 26% / reading 48%, grade F, #564 of 781 statewide, top 74%, 659 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $43k; list at $100k implies a 133% 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 $87,882 (12.1% 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: 0.88% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $132,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 N 12th St	0.14mi	3/1.5	1,524 (+2%)	2mo	$98,500	$65	87
935 Orchard St	0.10mi	3/1.5	1,548 (+3%)	6mo	$115,500	$75	83
1005 Adams St	0.12mi	4/2.0 (+1)	1,588 (+6%)	4mo	$132,600	$84	76
349 N 11th St	0.18mi	2/1.0 (-1)	1,479 (-1%)	7mo	$129,900	$88	74
391 S 10th St	0.41mi	4/1.0 (+1)	1,498 (-0%)	1mo	$160,000	$107	71
333 S 9th St	0.35mi	3/1.0	1,588 (+6%)	2mo	$167,500	$105	68
421 S 7th St	0.45mi	3/1.5	1,428 (-5%)	8mo	$39,900	$28	62
540 Cambridge Rd	0.43mi	4/2.5 (+1)	1,556 (+4%)	6mo	$230,000	$148	62
760 Elm St	0.40mi	3/2.0	1,648 (+10%)	7mo	$73,500	$45	59
1421 Chestnut St	0.34mi	4/2.5 (+1)	1,676 (+12%)	3mo	$156,000	$93	55
803 Kenilworth Ave	0.60mi	3/2.0	1,296 (-14%)	1mo	$161,000	$124	48
731 S 6th St	0.71mi	3/1.0	1,278 (-15%)	3mo	$110,000	$86	36

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-12,743
• Equity at exit: $14,910

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-6,691
• Equity at exit: $8,646

Cash invested: $28,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $55

Break-even live

Break-even rent $810

Max offer price $100,000

Occupancy floor 89%

Sensitivity live

Price	-10% $111	-5% $83	+0% $55	+5% $26	+10% $-2
Rent	-10% $-15	-5% $20	+0% $55	+5% $89	+10% $124
Rate	-1.0pp $105	-0.5pp $80	base $55	+0.5pp $29	+1.0pp $2

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: $25,000
• Closing costs: $3,000
• 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	16d	1	0.18mi
611 Pine St Coshocton, OH	3.0	1.0	1277	$1,100	$0.86	16d	1	0.59mi

Listing history 4 events

1. 2026-06-08
   statusdays on market $100,000 Pending 4 DOM
2. 2026-06-07
   days on market $100,000 Active 3 DOM
3. 2026-06-04
   remarks 699-char remark
4. 2026-06-04
   listed $100,000 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: $883 · $74/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$339/yr (+$28/mo · 38.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,546
• − Mortgage interest: −$5,602
• − Property taxes: −$883
• − Insurance: −$500
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$2,909
• Taxable loss: −$1,035
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $904/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

+402.5% since first listed

15 events — show timeline

• 2026-06-03 Listed $100,000 MLSNOW
• 2020-04-15 Sold (MLS) $43,000 MLSNOW
• 2020-04-01 Pending — MLSNOW
• 2020-03-17 Contingent — MLSNOW
• 2020-03-15 Price Changed $49,900 MLSNOW
• 2020-03-09 Price Changed $55,000 MLSNOW
• 2020-02-24 Relisted — MLSNOW
• 2020-02-17 Contingent — MLSNOW
• 2020-02-13 Price Changed $59,900 MLSNOW
• 2020-01-31 Relisted — MLSNOW
• 2020-01-31 Listing Removed — MLSNOW
• 2020-01-30 Listed $64,900 MLSNOW
• 2019-12-30 Sold (MLS) $17,000 MLSNOW
• 2019-12-18 Pending — MLSNOW
• 2019-10-24 Listed $19,900 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $883 · +8.6% YoY. Source: county tax records.