326 Mead St · Zanesville, OH 43701

$39,900

2 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 2 Days on market

Built 1901 0.29 ac lot

---

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

Investor Opportunity! This approximately 1,300 sq. ft. home offers tremendous potential for the savvy investor. Currently configured as a 2-bedroom property, the layout lends itself well to a conversion into a desirable 3-bedroom, 2-bath home. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property provides an excellent opportunity to add value and maximize returns. Bring your vision and transform this property into its full potential!

Key facts

• 0.29 acre lot
• Built 1901

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Vinyl siding
• Construction: Built per public records; Block foundation
• Exterior features: Lot approximately 0.294 acres

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: 5 total rooms; Basement with storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 23.8% 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; 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.83% ✓
• Cap rate: 23.82%
• Cash-on-cash: 62.60%
• DSCR: 3.79
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $155,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Schaum Ave	0.35mi	2/1.0	1,408 (+2%)	3mo	$35,000	$25	77
1305 Ridge Ave	0.10mi	3/1.0 (+1)	1,466 (+6%)	4mo	$119,000	$81	76
384 Stewart St	0.40mi	3/1.0 (+1)	1,370 (-1%)	7mo	$136,900	$100	69
338 Luck Ave	0.29mi	3/2.0 (+1)	1,456 (+6%)	3mo	$195,000	$134	66
428 Gray St	0.22mi	2/1.0	1,202 (-13%)	7mo	$24,000	$20	62
736 Homewood Ave	0.52mi	3/2.0 (+1)	1,400 (+2%)	6mo	$156,000	$111	59
607 Larzelere Ave	0.42mi	3/— (+1)	1,232 (-11%)	10mo	$202,700	$165	50
752 Larzelere Ave	0.56mi	3/1.5 (+1)	1,240 (-10%)	1mo	$181,000	$146	49
730 Homewood Ave	0.51mi	3/1.5 (+1)	1,536 (+12%)	2mo	$190,000	$124	48
1621 State St	0.41mi	3/1.5 (+1)	1,200 (-13%)	8mo	$135,000	$113	46
16 Beech Rock Dr	0.58mi	3/2.0 (+1)	1,491 (+8%)	7mo	$196,000	$131	44
215 Gant St	0.67mi	3/1.0 (+1)	1,516 (+10%)	9mo	$155,000	$102	39

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: 63.0%
• Equity multiple: 3.87×
• Total profit: $32,109
• Equity at exit: $5,949

10-year hold

• IRR: 68.0%
• Equity multiple: 8.33×
• Total profit: $81,875
• Equity at exit: $3,450

Cash invested: $11,172 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 299
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $583

Break-even live

Break-even rent $393

Max offer price $39,900

Occupancy floor 43%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $39,900 Active 2 DOM
2. 2026-06-17
   listing id $39,900 Active 1 DOM
3. 2026-06-17
   remarks 489-char remark
4. 2026-06-17
   listed $39,900 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,571
• − Mortgage interest: −$2,235
• − Property taxes: −$1,017
• − Insurance: −$200
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,161
• Taxable income: $6,787
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $5,365/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

+94.6% since first listed

7 events — show timeline

• 2026-06-15 Listed $39,900 CBRMLS
• 2026-06-15 Listed $39,900 MLSNOW
• 2016-09-22 Listing Removed — MLSNOW
• 2016-07-28 Listed $9,200 MLSNOW
• 2006-06-23 Sold (Public Records) $59,000 Public Records
• 2001-05-01 Sold (Public Records) $10,000 Public Records
• 1994-09-09 Sold (Public Records) $20,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,017 · +37.4% YoY. Source: county tax records.