308 Samaritan Ave · Ashland, OH 44805

$184,900

3 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 2 Days on market

Built 1935 4,356 sqft lot Est $206k · 10% under

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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).

• ARV discount +12.0/15.0
• Cash flow +11.8/30.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Ashland Home with Family Room! Located at 308 Samaritan Ave, Ashland, OH 44805, this 3-bedroom, 1.5-bath home offers approximately 1,594 sq ft of living space with a functional layout and plenty of room to spread out. In addition to the main living areas, the home features a family room, providing extra space for relaxing, entertaining, or everyday living. The kitchen comes equipped with an electric range and refrigerator, both included with the sale. With comfortable room sizes and a convenient Ashland location near local amenities, this property offers a great combination of space and functionality. A wonderful opportunity to own a well-sized home with flexible living areas in the heart of Ashland!

Key facts

• Electric range
• Family room
• Refrigerator

Tags

• FAMILY ROOM
• CONVENIENT ASHLAND LOCATION
• ELECTRIC RANGE
• REFRIGERATOR

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 1935; No shared/common walls
• Exterior features: Foundation: Other

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Baseboard heating; Window unit(s) for cooling
• Interior features: Fireplace (1); Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (22.7% below list).
• Recommended offer: $143k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Ashland — 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 72/100 on livability (#373 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities D-, commute F.
• Ashland City (town): math 70% / reading 69% proficiency, ranked #165 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $125k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,919 (22.7% 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.77% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $205,626
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 High St	0.14mi	3/2.0	1,594 (0%)	6mo	$182,500	$114	85
208 High St	0.16mi	3/2.0	1,528 (-4%)	6mo	$185,000	$121	77
47 Samaritan Ave	0.29mi	3/1.5	1,681 (+6%)	8mo	$230,000	$137	69
207 Samaritan Ave	0.10mi	3/1.5	1,411 (-12%)	7mo	$225,000	$159	68
224 Freer Ct	0.47mi	3/1.0	1,548 (-3%)	8mo	$220,000	$142	66
145 College Ave	0.22mi	4/2.5 (+1)	1,516 (-5%)	6mo	$172,500	$114	66
113 E Liberty St	0.48mi	3/2.0	1,660 (+4%)	4mo	$65,000	$39	63
638 Arthur St	0.50mi	4/2.0 (+1)	1,548 (-3%)	9mo	$162,000	$105	55
722 King Ridge Dr	0.64mi	3/2.0	1,553 (-3%)	9mo	$228,250	$147	55
1115 Broad St	0.59mi	4/2.0 (+1)	1,492 (-6%)	2mo	$220,000	$147	51
1026 Claremont Ave	0.46mi	4/1.5 (+1)	1,792 (+12%)	7mo	$210,000	$117	45
416 Diamond St	0.67mi	3/2.0	1,773 (+11%)	6mo	$229,000	$129	41

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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.47×
• Total profit: $-27,202
• Equity at exit: $27,569

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-893
• Equity at exit: $15,987

Cash invested: $51,772 (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 44805

• Rents YoY: 7.1%
• Active inventory: 122
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$970
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-52

Break-even live

Break-even rent $1,495

Max offer price $175,764

Occupancy floor 99%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Broad St Ashland, OH	3.0	1.0	1681	$1,650	$0.98	44d	1	0.46mi
606 Edgehill Ave Ashland, OH	4.0	2.0	1858	$1,850	$1.00	44d	1	0.71mi
200 Race St Unit 200 Ashland, OH	2.0	1.0	1532	$735	$0.48	44d	1	0.71mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	44d	1	1.12mi
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	44d	1	1.15mi
1520 County Road 995 Unit 995 Ashland, OH	3.0	1.0	1060	$1,299	$1.23	44d	1	1.31mi

Listing history 3 events

1. 2026-06-19
   days on market $184,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark

   Show marketing remark (770 chars)

   Spacious Ashland Home with Family Room! Located at 308 Samaritan Ave, Ashland, OH 44805, this 3-bedroom, 1.5-bath home offers approximately 1,594 sq ft of living space with a functional layout and plenty of room to spread out. In addition to the main living areas, the home features a family room, providing extra space for relaxing, entertaining, or everyday living. The kitchen comes equipped with an electric range and refrigerator, both included with the sale. With comfortable room sizes and a convenient Ashland location near local amenities, this property offers a great combination of space and functionality. A wonderful opportunity to own a well-sized home with flexible living areas in the heart of Ashland! PLEASE ALLOW 48 HOURS for response to any offers

3. 2026-06-17
   listed $184,900 Active 1 DOM

   Show marketing remark (770 chars)

   Spacious Ashland Home with Family Room! Located at 308 Samaritan Ave, Ashland, OH 44805, this 3-bedroom, 1.5-bath home offers approximately 1,594 sq ft of living space with a functional layout and plenty of room to spread out. In addition to the main living areas, the home features a family room, providing extra space for relaxing, entertaining, or everyday living. The kitchen comes equipped with an electric range and refrigerator, both included with the sale. With comfortable room sizes and a convenient Ashland location near local amenities, this property offers a great combination of space and functionality. A wonderful opportunity to own a well-sized home with flexible living areas in the heart of Ashland! PLEASE ALLOW 48 HOURS for response to any offers

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$638/yr (+$53/mo · 39.6%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,150
• − Mortgage interest: −$10,357
• − Property taxes: −$1,609
• − Insurance: −$924
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$5,379
• Taxable loss: −$3,864
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $307/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: Ashland City
• NCES district ID: 3904350
• Math proficiency: 70% ▼ -2.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $43,164
• Composite: 58.31/100
• National rank: #1015
• State rank: #165 of 656 in OH

Livability — Ashland

• Score: 72/100
• State rank: #373
• US rank: #6095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, OH
• County: Ashland County · 30,805 people
• City population: 30,805
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, 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

+47.9% since first listed

4 events — show timeline

• 2026-06-17 Listed $184,900 MARMLS
• 2026-06-17 Listed $184,900 MLSNOW
• 2026-06-17 Listed $184,900 CBRMLS
• 2022-08-01 Sold (Public Records) $125,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,609 · +0.0% YoY. Source: county tax records.