101 W 2nd St · Frazeysburg, OH 43822

$124,999

3 bd · 1.0 ba · 1,823 sqft · SingleFamily public records · 267 Days on market

Built 1860 8,712 sqft lot $69/sqft · 39% below area Est $205k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

Key facts

• Covered front porch
• Private patio
• Updated kitchen

Tags

• COVERED FRONT PORCH
• UPDATED KITCHEN
• PRIVATE PATIO
• STORAGE SHEDS
• PRIVATE OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#760 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Tri-Valley Local (rural): math 64% / reading 66% proficiency, ranked #215 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 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).
• At $2,400/mo this rent would consume 48% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 1860 — 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. Schools are B-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: 1.92% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.86%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $205,282
• List price: $124,999
• Delta: -39.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 W 3rd St	0.12mi	3/1.0	1,696 (-7%)	4mo	$182,500	$108	79
178 W 3rd St	0.11mi	3/1.0	2,000 (+10%)	8mo	$200,000	$100	72
181 W 3rd St	0.09mi	3/1.0	1,632 (-10%)	11mo	$200,000	$123	69
130 N State St	0.35mi	4/2.0 (+1)	1,880 (+3%)	4mo	$239,000	$127	66
148 W 3rd St	0.11mi	4/2.0 (+1)	1,867 (+2%)	22mo	$225,000	$121	64
71 W 5th St	0.24mi	4/2.5 (+1)	2,009 (+10%)	11mo	$249,900	$124	52

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $50,070
• Equity at exit: $18,638

10-year hold

• IRR: 40.8%
• Equity multiple: 4.83×
• Total profit: $134,131
• Equity at exit: $10,808

Cash invested: $35,000 (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 43822

• Home prices YoY: -21.5%
• Active inventory: 29
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,104

Break-even live

Break-even rent $1,002

Max offer price $124,999

Occupancy floor 49%

Sensitivity live

Price	-10% $1,175	-5% $1,140	+0% $1,104	+5% $1,069	+10% $1,034
Rent	-10% $915	-5% $1,009	+0% $1,104	+5% $1,199	+10% $1,294
Rate	-1.0pp $1,167	-0.5pp $1,136	base $1,104	+0.5pp $1,072	+1.0pp $1,039

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 W 2nd St Frazeysburg, OH	4.0	2.0	2019	$2,400	$1.19	2d	1	0.10mi

Listing history 34 events

1. 2026-06-19
   days on market $124,999 Active 267 DOM
2. 2026-06-18
   days on market $124,999 Active 266 DOM
3. 2026-06-17
   days on market $124,999 Active 265 DOM
4. 2026-06-16
   days on market $124,999 Active 264 DOM
5. 2026-06-15
   days on market $124,999 Active 263 DOM
6. 2026-06-14
   days on market $124,999 Active 261 DOM
7. 2026-06-12
   days on market $124,999 Active 260 DOM
8. 2026-06-09
   days on market $124,999 Active 257 DOM
9. 2026-06-08
   days on market $124,999 Active 256 DOM
10. 2026-06-07
    days on market $124,999 Active 255 DOM
11. 2026-06-03
    days on market $124,999 Active 251 DOM
12. 2026-06-02
    days on market $124,999 Active 250 DOM
13. 2026-06-01
    days on market $124,999 Active 249 DOM
14. 2026-05-31
    days on market $124,999 Active 248 DOM
15. 2026-05-30
    days on market $124,999 Active 247 DOM
16. 2026-03-26
    price $124,999 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

17. 2026-03-01
    status Active 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

18. 2026-03-01
    historical 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

19. 2026-01-02
    status Active 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

20. 2025-11-09
    historical Contingent 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

21. 2025-11-05
    price $129,999 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

22. 2025-09-25
    listed $134,998 Active 723-char remark

    Show marketing remark (723 chars)

    101 2nd Street is a Cape Cod with good bones and a layout that works. Three bedrooms, updated flooring, a functional kitchen with plenty of cabinet space, and a large upstairs area that can serve as a primary bedroom, home office, or flex space. Out front there's a covered porch, and out back a private patio, off-street parking, and storage sheds. More usable space than the price suggests. The home needs some cosmetic work, that's where the opportunity is! Comparable homes in the area are selling for more, and for a buyer willing to put in a little effort, the upside is real. If getting into a home without overpaying has felt out of reach lately, this one is worth a look. Priced accordingly and positioned to sell!

23. 2023-10-13
    historical
24. 2023-10-09
    historical
25. 2022-10-28
    soldstatus $85,000 Closed
26. 2022-08-21
    historical Contingent Finance and Inspection
27. 2022-07-27
    status Active
28. 2022-07-16
    historical Contingent Finance and Inspection
29. 2022-07-08
    soldstatus $250,000
30. 2022-06-23
    listed $89,900 Active
31. 2021-09-07
    historical
32. 2021-07-08
    status Active
33. 2021-06-29
    historical Contingent Finance and Inspection
34. 2021-06-01
    listed $400,000 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: $1,009 · $84/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$470/yr (+$39/mo · 46.6%)

ⓘ 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 ≥99°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: $28,800
• − Mortgage interest: −$7,002
• − Property taxes: −$1,009
• − Insurance: −$625
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,636
• Taxable income: $11,919
• Est. tax owed @ 24.0%: −$2,861
• After-tax cash flow: $10,391/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: Tri-Valley Local
• NCES district ID: 3904887
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $48,616
• Composite: 55.09/100
• National rank: #1286
• State rank: #215 of 656 in OH

Livability — Frazeysburg

• Score: 64/100
• State rank: #760
• US rank: #13700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frazeysburg, OH
• County: Coshocton · 37,075 people
• Population (ZIP): 4,520
• Household income: $60,423
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 7.0

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 4% Slovak 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% 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: ▼ -72.51%
• Current HPI: 264.3694
• 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

-68.8% since first listed

19 events — show timeline

• 2026-03-26 Price Changed $124,999 CBRMLS
• 2026-03-01 Relisted — CBRMLS
• 2026-03-01 Listing Removed — CBRMLS
• 2026-01-02 Relisted — CBRMLS
• 2025-11-09 Contingent — CBRMLS
• 2025-11-05 Price Changed $129,999 CBRMLS
• 2025-09-25 Listed $134,998 CBRMLS
• 2023-10-13 Listing Removed — CBRMLS
• 2023-10-09 Coming Soon — CBRMLS
• 2022-10-28 Sold (MLS) $85,000 CBRMLS
• 2022-08-21 Contingent — CBRMLS
• 2022-07-27 Relisted — CBRMLS
• 2022-07-16 Contingent — CBRMLS
• 2022-07-08 Sold (Public Records) $250,000 Public Records
• 2022-06-23 Listed $89,900 CBRMLS
• 2021-09-07 Listing Removed — CBRMLS
• 2021-07-08 Relisted — CBRMLS
• 2021-06-29 Contingent — CBRMLS
• 2021-06-01 Listed $400,000 CBRMLS

Property tax history

+4.3%/yr

Latest (2025): $1,009 · +0.9% YoY. Source: county tax records.