338 Locust St · Coshocton, OH 43812

$70,000

4 bd · 1.5 ba · 1,753 sqft · SingleFamily public records · 265 Days on market

Built 1906 2,600 sqft lot $40/sqft · 46% below area Est $131k · 46% under ↓ 16% since listing

---

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

Listing remarks MLS

Large 2 story home in Coshocton with 4 bedrooms and one and half baths. There is a bedroom on first floor for added convenience. Living room has a fireplace and dining room has pretty stained glass. Full unfinished basement and street parking. Call your Realtor for a viewing today.

Key facts

• 2,600 sq ft lot
• Built 1906
• Listed 264 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Market conditions: 118 active listings in the ZIP; 1 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.57% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.61%
• DSCR: 2.10
• GRM: 5.3

CMA / ARV

• ARV (median comp): $130,802
• List price: $70,000
• Delta: -46.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Locust St	0.02mi	4/1.5	1,716 (-2%)	12mo	$155,000	$90	86
120 Locust St	0.22mi	3/2.0 (-1)	1,749 (-0%)	14mo	$145,000	$83	71
316 N 9th St	0.50mi	4/1.5	1,784 (+2%)	13mo	$138,000	$77	63
307 N 8th St	0.36mi	3/1.0 (-1)	1,585 (-10%)	10mo	$144,000	$91	52
1005 Adams St	0.64mi	4/2.0	1,588 (-9%)	4mo	$132,600	$84	49
760 Elm St	0.64mi	3/2.0 (-1)	1,648 (-6%)	7mo	$73,500	$45	47
333 S 9th St	0.67mi	3/1.0 (-1)	1,588 (-9%)	2mo	$167,500	$105	44
935 Orchard St	0.59mi	3/1.5 (-1)	1,548 (-12%)	6mo	$115,500	$75	43
418 8th	0.40mi	3/1.0 (-1)	1,536 (-12%)	13mo	$130,000	$85	43
298 Center St	0.67mi	3/2.5 (-1)	1,554 (-11%)	2mo	$174,000	$112	39
847 Locust St	0.45mi	3/2.0 (-1)	1,520 (-13%)	15mo	$140,000	$92	37
1145 E Main St	0.73mi	3/1.5 (-1)	1,516 (-14%)	14mo	$124,000	$82	26

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: 18.0%
• Equity multiple: 1.73×
• Total profit: $14,265
• Equity at exit: $10,437

10-year hold

• IRR: 26.4%
• Equity multiple: 3.32×
• Total profit: $45,413
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $402

Break-even live

Break-even rent $591

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $442	-5% $422	+0% $402	+5% $382	+10% $362
Rent	-10% $315	-5% $359	+0% $402	+5% $445	+10% $489
Rate	-1.0pp $437	-0.5pp $420	base $402	+0.5pp $384	+1.0pp $365

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Pine St Coshocton, OH	3.0	1.0	1277	$1,100	$0.86	16d	1	0.67mi

Listing history 26 events

1. 2026-06-21
   days on market $70,000 Active 265 DOM
2. 2026-06-21
   days on market $70,000 Active 264 DOM
3. 2026-06-18
   days on market $70,000 Active 262 DOM
4. 2026-06-17
   days on market $70,000 Active 261 DOM
5. 2026-06-16
   days on market $70,000 Active 260 DOM
6. 2026-06-15
   days on market $70,000 Active 259 DOM
7. 2026-06-13
   days on market $70,000 Active 257 DOM
8. 2026-06-12
   days on market $70,000 Active 256 DOM
9. 2026-06-09
   days on market $70,000 Active 253 DOM
10. 2026-06-08
    days on market $70,000 Active 252 DOM
11. 2026-06-08
    days on market $70,000 Active 251 DOM
12. 2026-06-07
    days on market $70,000 Active 250 DOM
13. 2026-06-04
    days on market $70,000 Active 247 DOM
14. 2026-06-02
    days on market $70,000 Active 246 DOM
15. 2026-06-01
    days on market $70,000 Active 245 DOM
16. 2026-05-31
    days on market $70,000 Active 244 DOM
17. 2026-02-23
    price $70,000 282-char remark

    Show marketing remark (282 chars)

    Large 2 story home in Coshocton with 4 bedrooms and one and half baths. There is a bedroom on first floor for added convenience. Living room has a fireplace and dining room has pretty stained glass. Full unfinished basement and street parking. Call your Realtor for a viewing today.

18. 2026-01-08
    price $75,000 282-char remark

    Show marketing remark (282 chars)

    Large 2 story home in Coshocton with 4 bedrooms and one and half baths. There is a bedroom on first floor for added convenience. Living room has a fireplace and dining room has pretty stained glass. Full unfinished basement and street parking. Call your Realtor for a viewing today.

19. 2025-11-07
    price $80,000 282-char remark

    Show marketing remark (282 chars)

    Large 2 story home in Coshocton with 4 bedrooms and one and half baths. There is a bedroom on first floor for added convenience. Living room has a fireplace and dining room has pretty stained glass. Full unfinished basement and street parking. Call your Realtor for a viewing today.

20. 2025-09-29
    listed $85,000 Active 282-char remark

    Show marketing remark (282 chars)

    Large 2 story home in Coshocton with 4 bedrooms and one and half baths. There is a bedroom on first floor for added convenience. Living room has a fireplace and dining room has pretty stained glass. Full unfinished basement and street parking. Call your Realtor for a viewing today.

21. 2022-02-11
    soldstatus $80,000 Closed 579-char remark

    Show marketing remark (579 chars)

    Immediate Possession Available! 4 Bedroom, 1.5 bath home now available for new owners. This home boasts first floor bedroom, first floor half bath, first floor laundry and a spacious kitchen! This home has so many updates including, but not limited to new paint, new carpet and flooring, newer furnace (installed 12/2016), new porch and updated stain on the unpainted woodwork. This seller requires a $1,000 non-refundable earnest money deposit with each accepted offer that will be returned to the buyer at the successful closing. Contact your agent for a private showing today.

22. 2022-02-08
    status Pending 579-char remark

    Show marketing remark (579 chars)

    Immediate Possession Available! 4 Bedroom, 1.5 bath home now available for new owners. This home boasts first floor bedroom, first floor half bath, first floor laundry and a spacious kitchen! This home has so many updates including, but not limited to new paint, new carpet and flooring, newer furnace (installed 12/2016), new porch and updated stain on the unpainted woodwork. This seller requires a $1,000 non-refundable earnest money deposit with each accepted offer that will be returned to the buyer at the successful closing. Contact your agent for a private showing today.

23. 2022-01-09
    historical Contingent 579-char remark

    Show marketing remark (579 chars)

    Immediate Possession Available! 4 Bedroom, 1.5 bath home now available for new owners. This home boasts first floor bedroom, first floor half bath, first floor laundry and a spacious kitchen! This home has so many updates including, but not limited to new paint, new carpet and flooring, newer furnace (installed 12/2016), new porch and updated stain on the unpainted woodwork. This seller requires a $1,000 non-refundable earnest money deposit with each accepted offer that will be returned to the buyer at the successful closing. Contact your agent for a private showing today.

24. 2021-11-05
    status Active 579-char remark

    Show marketing remark (579 chars)

    Immediate Possession Available! 4 Bedroom, 1.5 bath home now available for new owners. This home boasts first floor bedroom, first floor half bath, first floor laundry and a spacious kitchen! This home has so many updates including, but not limited to new paint, new carpet and flooring, newer furnace (installed 12/2016), new porch and updated stain on the unpainted woodwork. This seller requires a $1,000 non-refundable earnest money deposit with each accepted offer that will be returned to the buyer at the successful closing. Contact your agent for a private showing today.

25. 2021-10-22
    status Pending 579-char remark

    Show marketing remark (579 chars)

    Immediate Possession Available! 4 Bedroom, 1.5 bath home now available for new owners. This home boasts first floor bedroom, first floor half bath, first floor laundry and a spacious kitchen! This home has so many updates including, but not limited to new paint, new carpet and flooring, newer furnace (installed 12/2016), new porch and updated stain on the unpainted woodwork. This seller requires a $1,000 non-refundable earnest money deposit with each accepted offer that will be returned to the buyer at the successful closing. Contact your agent for a private showing today.

26. 2021-10-22
    listed $82,900 Active 579-char remark

    Show marketing remark (579 chars)

    Immediate Possession Available! 4 Bedroom, 1.5 bath home now available for new owners. This home boasts first floor bedroom, first floor half bath, first floor laundry and a spacious kitchen! This home has so many updates including, but not limited to new paint, new carpet and flooring, newer furnace (installed 12/2016), new porch and updated stain on the unpainted woodwork. This seller requires a $1,000 non-refundable earnest money deposit with each accepted offer that will be returned to the buyer at the successful closing. Contact your agent for a private showing today.

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$121/yr (+$10/mo · 14.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 16 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: $13,200
• − Mortgage interest: −$3,921
• − Property taxes: −$849
• − Insurance: −$350
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,036
• Taxable income: $3,931
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,880/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

-15.6% since first listed

10 events — show timeline

• 2026-02-23 Price Changed $70,000 MLSNOW
• 2026-01-08 Price Changed $75,000 MLSNOW
• 2025-11-07 Price Changed $80,000 MLSNOW
• 2025-09-29 Listed $85,000 MLSNOW
• 2022-02-11 Sold (MLS) $80,000 MLSNOW
• 2022-02-08 Pending — MLSNOW
• 2022-01-09 Contingent — MLSNOW
• 2021-11-05 Relisted — MLSNOW
• 2021-10-22 Pending — MLSNOW
• 2021-10-22 Listed $82,900 MLSNOW

Property tax history

+3.3%/yr

Latest (2025): $849 · -77.7% YoY. Source: county tax records.