369/371 5th · Coshocton, OH 43812

$125,900

4 bd · 2.0 ba · 2,384 sqft · MultiFamily public records · 31 Days on market

Built 1900 0.48 ac lot Est $179k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Interiors have been up dated. The exterior needs upgraded. There are no leases. The apartments are rented. Don't judge the building by the exterior. Kitchens and baths have been updated. Cash or conventional.

Key facts

• 0.48 acre lot
• Built 1900
• Listed 31 days

Tags

• KITCHENS AND BATHS UPDATED

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Wood siding exterior; Asphalt/fiberglass roof; Block foundation; Built (year per public records)
• Exterior features: Lot is approximately 0.48 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement; Total of 10 rooms; Has basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $126k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.8% 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: 116 active listings in the ZIP; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $870 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $178,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Locust St	0.52mi	4/2.0	2,389 (+0%)	10mo	$178,000	$75	67
397 South Lawn Ave	0.17mi	4/2.0	2,184 (-8%)	17mo	$95,000	$43	64

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $25,522
• Equity at exit: $18,772

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $81,340
• Equity at exit: $10,886

Cash invested: $35,252 (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: 116
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $721

Break-even live

Break-even rent $1,028

Max offer price $125,900

Occupancy floor 58%

Sensitivity live

Price	-10% $792	-5% $757	+0% $721	+5% $685	+10% $650
Rent	-10% $568	-5% $644	+0% $721	+5% $798	+10% $874
Rate	-1.0pp $785	-0.5pp $753	base $721	+0.5pp $689	+1.0pp $655

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,942
Total (2 units)			$1,941

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $125,900 Active 31 DOM
2. 2026-06-17
   days on market $125,900 Active 30 DOM
3. 2026-06-16
   days on market $125,900 Active 29 DOM
4. 2026-06-15
   days on market $125,900 Active 28 DOM
5. 2026-06-13
   days on market $125,900 Active 26 DOM
6. 2026-06-12
   days on market $125,900 Active 25 DOM
7. 2026-06-09
   days on market $125,900 Active 22 DOM
8. 2026-06-08
   days on market $125,900 Active 21 DOM
9. 2026-06-08
   days on market $125,900 Active 20 DOM
10. 2026-06-07
    days on market $125,900 Active 19 DOM
11. 2026-06-04
    days on market $125,900 Active 16 DOM
12. 2026-06-02
    days on market $125,900 Active 15 DOM
13. 2026-06-01
    days on market $125,900 Active 14 DOM
14. 2026-05-31
    days on market $125,900 Active 13 DOM
15. 2026-05-18
    listed $125,900 Active
16. 2010-10-21
    historical
17. 2009-10-20
    listed $49,900
18. 2009-09-24
    historical
19. 2009-06-24
    listed $49,900
20. 2003-07-31
    soldstatus $450,000
21. 2002-03-26
    soldstatus $65,500
22. 1999-03-29
    soldstatus $125,000

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$385/yr (+$32/mo · 32.2%)

ⓘ 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: $23,292
• − Mortgage interest: −$7,052
• − Property taxes: −$1,195
• − Insurance: −$630
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$3,663
• Taxable income: $7,026
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $6,967/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

+0.7% since first listed

8 events — show timeline

• 2026-05-18 Listed $125,900 MLSNOW
• 2010-10-21 Listing Removed — MLSNOW
• 2009-10-20 Listed $49,900 MLSNOW
• 2009-09-24 Listing Removed — MLSNOW
• 2009-06-24 Listed $49,900 MLSNOW
• 2003-07-31 Sold (Public Records) $450,000 Public Records
• 2002-03-26 Sold (Public Records) $65,500 Public Records
• 1999-03-29 Sold (Public Records) $125,000 Public Records

Property tax history

-8.0%/yr

Latest (2025): $1,195 · +8.8% YoY. Source: county tax records.