317 Long St #12 · Ashville, OH 43103

$129,900

3 bd · 1.0 ba · 852 sqft · SingleFamily · 49 Days on market

Built 1958 Poor condition 4,791 sqft lot Est $244k · 47% under ↓ 13% since listing

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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 +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 317 1/2 Long Street in Ashville! This investor-friendly property is being sold as-is and offers strong potential for a value-add project. Whether you're looking to renovate and resell, add to your rental portfolio, or create a long-term hold, this property presents a great chance to build equity. With a manageable footprint and convenient location near local amenities, it?s an ideal candidate for a light-to-moderate rehab depending on your vision. Bring your contractor and creativity, this is your chance to transform a property with upside potential into a profitable investment. Don't miss out on this affordable entry point into the Ashville market!

Key facts

• 4,791 sq ft lot
• Garage
• Built 1958

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Built in 1958
• Construction: Other foundation
• Exterior features: Lot size about 0.11 acres; No shared/common walls

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Crawl space basement; Living area approximately 852

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.2% in Ashville — 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 76/100 on livability (#212 in OH, #3,315 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

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.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — 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. Schools are A-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?
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: 1.50% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $243,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Maple St	0.45mi	2/1.0 (-1)	960 (+13%)	6mo	$275,000	$286	48
490 Poplar St	0.23mi	2/1.0 (-1)	962 (+13%)	20mo	$155,000	$161	46

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $19,920
• Equity at exit: $19,369

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $70,182
• 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 43103

• Active inventory: 169
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $643

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $733	-5% $688	+0% $643	+5% $598	+10% $553
Rent	-10% $489	-5% $566	+0% $643	+5% $720	+10% $797
Rate	-1.0pp $708	-0.5pp $676	base $643	+0.5pp $609	+1.0pp $575

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 Bourbon St Ashville, OH	1.0–3.0	1.0–2.0	1042	$1,950	$1.87	2d	1	0.36mi

Listing history 10 events

1. 2026-06-02
   statusdays on market $129,900 Pending 49 DOM
2. 2026-06-01
   days on market $129,900 Active 48 DOM
3. 2026-05-31
   days on market $129,900 Active 47 DOM
4. 2026-05-21
   price $129,900
5. 2026-05-11
   price $134,900
6. 2026-05-08
   status Active
7. 2026-05-07
   status Pending
8. 2026-04-28
   price $139,900
9. 2026-04-22
   price $144,900
10. 2026-04-13
    listed $149,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,779
• Taxable income: $6,003
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $6,273/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.

Condition & rehab AI · 12 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including painting, updating cabinets and appliances, landscaping, and replacing flooring. It presents a great opportunity for an investor to transform it into a profitable investment.

Repairs flagged

• Major Paint — Peeling paint throughout the home.
• Major Cabinets — Outdated and peeling cabinets in kitchen and bath.
• Major Appliances — Outdated and worn-out appliances in kitchen and bath.
• Major Landscaping — Overgrown lawn and unkempt appearance.
• Major HVAC — Old water heater and outdated appliances.
• Major Flooring — Worn-out carpet in living areas.

Value-add opportunities

• Both Painting and updating cabinets and appliances — Improves appearance and functionality.
• Both Landscaping and curb appeal — Enhances property's visual appeal and marketability.
• Both Upgrading HVAC system — Improves comfort and energy efficiency.
• Both Flooring replacement — Enhances comfort and appearance of living areas.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint throughout the home.	Major	$15,000–50,000
Cabinets · Outdated and peeling cabinets in kitchen and bath.	Major	$15,000–50,000
Appliances · Outdated and worn-out appliances in kitchen and bath.	Major	$15,000–50,000
Landscaping · Overgrown lawn and unkempt appearance.	Major	$15,000–50,000
HVAC · Old water heater and outdated appliances.	Major	$15,000–50,000
Flooring · Worn-out carpet in living areas.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and updating cabinets and appliances — Improves appearance and functionality. ↑
• Both Landscaping and curb appeal — Enhances property's visual appeal and marketability. ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency. ↑
• Both Flooring replacement — Enhances comfort and appearance of living areas. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Ashville

• Score: 76/100
• State rank: #212
• US rank: #3315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashville, OH
• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 12,981
• Household income: $84,304
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 4.6

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 241.2767
• 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

-13.3% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $129,900 CBRMLS
• 2026-05-11 Price Changed $134,900 CBRMLS
• 2026-05-08 Relisted — CBRMLS
• 2026-05-07 Pending — CBRMLS
• 2026-04-28 Price Changed $139,900 CBRMLS
• 2026-04-22 Price Changed $144,900 CBRMLS
• 2026-04-13 Listed $149,900 CBRMLS