311 S 3rd St · Coshocton, OH 43812

$129,900

4 bd · 2.5 ba · 2,341 sqft · MultiFamily public records · 10 Days on market

Built 1910 7,649 sqft lot Est $176k · 26% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Agent Owned , one unit rented for $600 Good Tenants wants to stay

Key facts

• 7,649 sq ft lot
• Built 1910
• Listed 10 days

Property features AI

Finance

• Financial info: One building containing multiple units; Apartment unit currently rents for $1,250 (leased through July 1, 2026); Side-by-side duplex unit is leased

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Vinyl siding and wood siding exterior; Asphalt and fiberglass roof; Block foundation; Built (year source: public records)
• Exterior features: On-street parking

Interior

• Bedrooms: One side-by-side duplex unit with 2 bedrooms (unit leased through May 30, 2026); One apartment unit with 4 bedrooms (unit leased through July 1, 2026)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Total of 11 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.2-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive. Per door: $333/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 12.5% vs local median 3.9% 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; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $898 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.44% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.00%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $175,575
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Locust St	0.57mi	4/2.0	2,389 (+2%)	10mo	$178,000	$75	60
397 South Lawn Ave	0.33mi	4/2.0	2,184 (-7%)	17mo	$95,000	$43	58

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $21,403
• Equity at exit: $19,369

10-year hold

• IRR: 23.4%
• Equity multiple: 3.01×
• Total profit: $73,241
• Equity at exit: $11,231

Cash invested: $36,372 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $667

Break-even live

Break-even rent $1,033

Max offer price $129,900

Occupancy floor 59%

Sensitivity live

Price	-10% $740	-5% $704	+0% $667	+5% $630	+10% $593
Rent	-10% $519	-5% $593	+0% $667	+5% $741	+10% $815
Rate	-1.0pp $732	-0.5pp $700	base $667	+0.5pp $633	+1.0pp $599

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.2	$1,876
Total (2 units)			$1,877

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-07
   statusdays on market $129,900 Pending 10 DOM
2. 2026-06-04
   days on market $129,900 Active 8 DOM
3. 2026-06-02
   days on market $129,900 Active 7 DOM
4. 2026-06-01
   days on market $129,900 Active 6 DOM
5. 2026-05-31
   days on market $129,900 Active 5 DOM
6. 2026-05-26
   listed $129,900 Active
7. 2025-02-27
   historical
8. 2024-08-27
   listed $130,000 Active
9. 2022-11-22
   soldstatus $75,000
10. 2022-11-15
    soldstatus $75,000 Closed 65-char remark

    Show marketing remark (65 chars)

    Agent Owned , one unit rented for $600 Good Tenants wants to stay

11. 2022-11-03
    status Pending 65-char remark

    Show marketing remark (65 chars)

    Agent Owned , one unit rented for $600 Good Tenants wants to stay

12. 2022-11-01
    listed $79,000 Active 65-char remark

    Show marketing remark (65 chars)

    Agent Owned , one unit rented for $600 Good Tenants wants to stay

13. 2022-08-15
    soldstatus $54,000
14. 2020-08-06
    soldstatus $39,000
15. 2020-07-31
    soldstatus $39,000 Closed
16. 2020-07-30
    status Pending
17. 2020-03-14
    historical Contingent
18. 2019-12-08
    price $42,333
19. 2019-06-16
    listed $42,900 Active
20. 2015-10-16
    soldstatus $19,000
21. 2015-10-09
    soldstatus $19,000 Sold
22. 2015-09-16
    status Pending
23. 2015-06-11
    listed $44,900 Active
24. 2015-03-19
    historical
25. 2015-03-05
    listed $73,500 Active

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$530/yr (+$44/mo · 54.7%)

ⓘ 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 100% 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: $22,524
• − Mortgage interest: −$7,276
• − Property taxes: −$967
• − Insurance: −$650
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$3,779
• Taxable income: $6,248
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $6,503/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

+76.7% since first listed

20 events — show timeline

• 2026-05-26 Listed $129,900 MLSNOW
• 2025-02-27 Listing Removed — MLSNOW
• 2024-08-27 Listed $130,000 MLSNOW
• 2022-11-22 Sold (Public Records) $75,000 Public Records
• 2022-11-15 Sold (MLS) $75,000 MLSNOW
• 2022-11-03 Pending — MLSNOW
• 2022-11-01 Listed $79,000 MLSNOW
• 2022-08-15 Sold (Public Records) $54,000 Public Records
• 2020-08-06 Sold (Public Records) $39,000 Public Records
• 2020-07-31 Sold (MLS) $39,000 MLSNOW
• 2020-07-30 Pending — MLSNOW
• 2020-03-14 Contingent — MLSNOW
• 2019-12-08 Price Changed $42,333 MLSNOW
• 2019-06-16 Listed $42,900 MLSNOW
• 2015-10-16 Sold (Public Records) $19,000 Public Records
• 2015-10-09 Sold (MLS) $19,000 MLSNOW
• 2015-09-16 Pending — MLSNOW
• 2015-06-11 Listed $44,900 MLSNOW
• 2015-03-19 Listing Removed — MLSNOW
• 2015-03-05 Listed $73,500 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $967 · +8.9% YoY. Source: county tax records.