1033 Orchard St · Coshocton, OH 43812

$50,000

4 bd · 2.0 ba · 1,802 sqft · MultiFamily public records · 6 Days on market

Built 1910 4,464 sqft lot ↓ 9% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor opportunity! This 4 bed, 2 bath duplex offers tons of potential for the right buyer willing to put in some sweat equity. Property needs significant work and features a detached garage, has a good location and has possibility for additional bedroom in basement. Great opportunity to renovate, built value, and create income potential.

Key facts

• Detached garage
• 4,464 sq ft lot
• Garage

Tags

• DETACHED GARAGE
• ADDITIONAL BEDROOM IN BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount reported: $793 (2025)

Exterior

• Parking: Detached garage; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Shingle roof; Aluminum siding
• Construction: Aluminum siding construction; Shingle roof
• Exterior features: Public records list lot size as 0.1025 acres; Property listed as fixer

Interior

• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive. Per door: $478/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 29.2% 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; 1 comparable units currently listed for rent nearby; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y 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 $20k; list at $50k implies a 144% 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 $50,000

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: 3.30% ✓
• Cap rate: 29.24%
• Cash-on-cash: 81.94%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 82.2%
• Equity multiple: 4.77×
• Total profit: $52,808
• Equity at exit: $7,455

10-year hold

• IRR: 85.5%
• Equity multiple: 9.89×
• Total profit: $124,491
• Equity at exit: $4,323

Cash invested: $14,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $956

Break-even live

Break-even rent $442

Max offer price $50,000

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,652
Total (2 units)			$1,652

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: $12,500
• Closing costs: $1,500
• 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	15d	1	0.54mi

Listing history 17 events

1. 2026-05-19
   listed $50,000 Active
2. 2009-07-31
   soldstatus $20,500
3. 2009-06-30
   historical
4. 2009-03-12
   listed $20,000
5. 2002-02-28
   historical
6. 2002-02-13
   soldstatus $67,500
7. 2002-02-10
   listed $67,500
8. 2002-02-10
   listed $67,500
9. 2001-09-27
   historical
10. 2001-09-27
    historical
11. 2001-07-01
    listed $59,900
12. 2001-07-01
    listed $59,900
13. 2001-06-30
    historical
14. 2001-06-30
    historical
15. 2001-03-29
    listed $62,500
16. 1999-05-18
    listed $62,500
17. 1996-12-16
    soldstatus $55,000

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,824
• − Mortgage interest: −$2,801
• − Property taxes: −$793
• − Insurance: −$250
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$1,455
• Taxable income: $11,353
• Est. tax owed @ 24.0%: −$2,725
• After-tax cash flow: $8,746/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

-9.1% since first listed

17 events — show timeline

• 2026-05-19 Listed $50,000 MLSNOW
• 2009-07-31 Sold (MLS) $20,500 MLSNOW
• 2009-06-30 Listing Removed — MLSNOW
• 2009-03-12 Listed $20,000 MLSNOW
• 2002-02-28 Listing Removed — MLSNOW
• 2002-02-13 Sold (Public Records) $67,500 Public Records
• 2002-02-10 Listed $67,500 MLSNOW
• 2002-02-10 Listed $67,500 MLSNOW
• 2001-09-27 Listing Removed — MLSNOW
• 2001-09-27 Listing Removed — MLSNOW
• 2001-07-01 Listed $59,900 MLSNOW
• 2001-07-01 Listed $59,900 MLSNOW
• 2001-06-30 Listing Removed — MLSNOW
• 2001-06-30 Listing Removed — MLSNOW
• 2001-03-29 Listed $62,500 MLSNOW
• 1999-05-18 Listed $62,500 MLSNOW
• 1996-12-16 Sold (Public Records) $55,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $793 · -23.1% YoY. Source: county tax records.