504 Echo Ave · Zanesville, OH 43701

$135,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 58 Days on market

Built 1901 4,181 sqft lot $121/sqft · 8% below area Est $147k · 8% 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 +20.7/30.0
• ARV discount +11.1/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• 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

Established neighborhood close to all amenities. 3 bedroom, 2 full bath home with laundry on the main level. Private fenced in rear yard with a beautiful new deck. Off street parking. Newer flooring, furnace, central air, rear deck and privacy fence.

Key facts

• Off street parking
• Private fenced yard
• New deck

Tags

• ESTABLISHED NEIGHBORHOOD
• PRIVATE FENCED YARD
• NEW DECK
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $132k (1.9% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $135k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1901 — 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. 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: 0.98% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $146,591
• List price: $135,000
• Delta: -1.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Alfred St	0.20mi	2/2.0 (-1)	1,133 (+1%)	1mo	$199,000	$176	83
403 Seborn Ave	0.22mi	2/1.0 (-1)	1,132 (+1%)	1mo	$174,000	$154	78
946 Seborn Ave	0.37mi	3/2.0	1,152 (+3%)	12mo	$186,000	$161	68
511 Echo Ave	0.03mi	3/1.0	1,260 (+12%)	12mo	$150,000	$119	64
145 Valley Gem Dr	0.49mi	3/1.5	1,200 (+7%)	2mo	$263,000	$219	62
817 Superior St	0.64mi	3/1.0	1,077 (-4%)	2mo	$174,900	$162	58
1215 Lake Dr	0.25mi	2/1.5 (-1)	1,235 (+10%)	8mo	$149,900	$121	58
1003 Talley Ave	0.34mi	3/1.0	1,264 (+13%)	8mo	$81,000	$64	52
816 Eppley Ave	0.25mi	2/1.0 (-1)	956 (-15%)	10mo	$149,150	$156	46
1140 Lindbergh Ave	0.53mi	2/1.0 (-1)	992 (-11%)	3mo	$68,000	$69	45
825 Moxahala Ave	0.71mi	2/1.0 (-1)	1,019 (-9%)	7mo	$28,000	$27	37
1131 Federal Ave	0.61mi	2/1.0 (-1)	960 (-14%)	11mo	$145,000	$151	29

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,603
• Equity at exit: $20,129

10-year hold

• IRR: 4.9%
• Equity multiple: 1.38×
• Total profit: $14,380
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $183

Break-even live

Break-even rent $1,093

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Westbourne Ave Zanesville, OH	2.0	1.0	840	$1,372	$1.63	43d	1	0.98mi

Listing history 26 events

1. 2026-06-19
   pricedays on market $135,000 Active 58 DOM
2. 2026-06-18
   days on market $145,000 Active 57 DOM
3. 2026-06-17
   days on market $145,000 Active 56 DOM
4. 2026-06-16
   days on market $145,000 Active 55 DOM
5. 2026-06-15
   days on market $145,000 Active 54 DOM
6. 2026-06-14
   days on market $145,000 Active 52 DOM
7. 2026-06-12
   days on market $145,000 Active 51 DOM
8. 2026-06-09
   days on market $145,000 Active 48 DOM
9. 2026-06-08
   days on market $145,000 Active 47 DOM
10. 2026-06-07
    days on market $145,000 Active 46 DOM
11. 2026-06-05
    days on market $145,000 Active 43 DOM
12. 2026-06-02
    days on market $145,000 Active 41 DOM
13. 2026-06-01
    days on market $145,000 Active 40 DOM
14. 2026-05-31
    days on market $145,000 Active 39 DOM
15. 2026-05-30
    days on market $145,000 Active 38 DOM
16. 2026-04-22
    listed $145,000 Active 250-char remark

    Show marketing remark (250 chars)

    Established neighborhood close to all amenities. 3 bedroom, 2 full bath home with laundry on the main level. Private fenced in rear yard with a beautiful new deck. Off street parking. Newer flooring, furnace, central air, rear deck and privacy fence.

17. 2019-05-20
    soldstatus $61,200
18. 2018-12-28
    historical
19. 2018-09-09
    listed $63,000
20. 2010-10-03
    historical
21. 2009-10-03
    listed $64,900
22. 2009-07-20
    historical
23. 2009-01-20
    listed $64,900
24. 2008-12-31
    historical
25. 2008-04-28
    listed $70,900
26. 2007-04-27
    soldstatus $50,350

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$457/yr (+$38/mo · 38.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,893
• − Mortgage interest: −$7,562
• − Property taxes: −$1,192
• − Insurance: −$675
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,927
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,194/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

+188.0% since first listed

11 events — show timeline

• 2026-04-22 Listed $145,000 MLSNOW
• 2019-05-20 Sold (Public Records) $61,200 Public Records
• 2018-12-28 Listing Removed — MLSNOW
• 2018-09-09 Listed $63,000 MLSNOW
• 2010-10-03 Listing Removed — MLSNOW
• 2009-10-03 Listed $64,900 MLSNOW
• 2009-07-20 Listing Removed — MLSNOW
• 2009-01-20 Listed $64,900 MLSNOW
• 2008-12-31 Listing Removed — MLSNOW
• 2008-04-28 Listed $70,900 MLSNOW
• 2007-04-27 Sold (Public Records) $50,350 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,192 · -3.4% YoY. Source: county tax records.