1226 Richards Ave · Zanesville, OH 43701

$167,500

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 117 Days on market

Built 1901 3,528 sqft lot Est $158k · 6% over

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Why this score? — see what drove the D- 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 +14.9/30.0
• ARV discount +4.7/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time on market! This spacious and solid home offers immediate possession upon closing! Make your move now! A 4 year old gas hot water boiler will keep you warm and cozy through the winter months. The applianced kitchen is equipped with electric range, refrigerator, dishwasher and pantry area. A first-floor laundry room contains a shower, commode and sink; washer and dryer are negotiable. A clean, full basement provides storage space. Priced to sell! Don't wait.

Key facts

• New siding
• New concrete steps
• New roof

Tags

• NEW SIDING
• NEW ROOF
• NEW WINDOWS
• NEW CONCRETE STEPS
• NEWLY POURED CONCRETE PATIO
• ORIGINAL HARDWOOD STAIRCASE

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)
• HOA & community: Public transportation nearby

Exterior

• Parking: Alley access; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 1,594 (source: assessor)
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered front porch; Shed on the property

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating
• Interior features: Updated/remodeled condition; Full, unfinished basement
• Laundry & utility: Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $48 ($573/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (17.4% below list).
• Recommended offer: $138k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% in Zanesville — 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 74/100 on livability (#290 in OH, #4,764 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, commute F.
• Zanesville City (town): math 29% / reading 38% proficiency, ranked #570 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 299 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $58k; list at $168k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,412 (17.4% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $157,806
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1226 Richards Ave	0.00mi	3/2.0	1,594 (0%)	1mo	$167,500	$105	99
1245 Wheeling Ave	0.03mi	3/1.0	1,664 (+4%)	1mo	$45,000	$27	86
1321 Sharon Ave	0.32mi	2/1.0 (-1)	1,550 (-3%)	2mo	$47,500	$31	70
1040 Wheeling Ave	0.25mi	3/2.0	1,456 (-9%)	10mo	$161,500	$111	66
1403 Playford Ave	0.43mi	4/2.0 (+1)	1,670 (+5%)	3mo	$250,000	$150	64
1504 Sharon Ave	0.46mi	3/2.5	1,708 (+7%)	1mo	$169,000	$99	64
1127 Wheeling Ave	0.16mi	3/1.5	1,356 (-15%)	3mo	$99,000	$73	63
813 Marietta St	0.59mi	3/2.0	1,677 (+5%)	2mo	$150,000	$89	62
1240 Henry St	0.43mi	3/1.0	1,472 (-8%)	2mo	$170,000	$115	62
982 Greenwood Ave	0.38mi	3/2.0	1,384 (-13%)	0mo	$149,900	$108	60
736 Elberon Ave	0.60mi	3/2.0	1,680 (+5%)	7mo	$105,000	$63	58
1238 Danville	0.57mi	2/1.0 (-1)	1,636 (+3%)	10mo	$120,000	$73	51

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-22,415
• Equity at exit: $24,975

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-8,502
• Equity at exit: $14,482

Cash invested: $46,900 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 299
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $48

Break-even live

Break-even rent $1,324

Max offer price $167,500

Occupancy floor 92%

Sensitivity live

Price	-10% $143	-5% $95	+0% $48	+5% $0	+10% $-47
Rent	-10% $-62	-5% $-7	+0% $48	+5% $102	+10% $157
Rate	-1.0pp $132	-0.5pp $90	base $48	+0.5pp $4	+1.0pp $-40

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-20
   historical Contingent
2. 2026-04-06
   price $167,500
3. 2026-02-15
   price $170,000
4. 2026-01-28
   listed $175,000 Active
5. 2019-05-31
   soldstatus $58,000 471-char remark

   Show marketing remark (471 chars)

   First time on market! This spacious and solid home offers immediate possession upon closing! Make your move now! A 4 year old gas hot water boiler will keep you warm and cozy through the winter months. The applianced kitchen is equipped with electric range, refrigerator, dishwasher and pantry area. A first-floor laundry room contains a shower, commode and sink; washer and dryer are negotiable. A clean, full basement provides storage space. Priced to sell! Don't wait.

6. 2019-05-31
   soldstatus $58,000

   Show marketing remark (471 chars)

   First time on market! This spacious and solid home offers immediate possession upon closing! Make your move now! A 4 year old gas hot water boiler will keep you warm and cozy through the winter months. The applianced kitchen is equipped with electric range, refrigerator, dishwasher and pantry area. A first-floor laundry room contains a shower, commode and sink; washer and dryer are negotiable. A clean, full basement provides storage space. Priced to sell! Don't wait.

7. 2018-10-08
   listed $62,500 471-char remark

   Show marketing remark (471 chars)

   First time on market! This spacious and solid home offers immediate possession upon closing! Make your move now! A 4 year old gas hot water boiler will keep you warm and cozy through the winter months. The applianced kitchen is equipped with electric range, refrigerator, dishwasher and pantry area. A first-floor laundry room contains a shower, commode and sink; washer and dryer are negotiable. A clean, full basement provides storage space. Priced to sell! Don't wait.

ⓘ 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: $1,170 · $98/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$721/yr (+$60/mo · 61.6%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,609
• − Mortgage interest: −$9,383
• − Property taxes: −$1,170
• − Insurance: −$838
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,873
• Taxable loss: −$2,311
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,128/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: Zanesville City
• NCES district ID: 3904517
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $29,695
• Composite: 27.13/100
• National rank: #7035
• State rank: #570 of 656 in OH

Livability — Zanesville

• Score: 74/100
• State rank: #290
• US rank: #4764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zanesville, OH
• County: Muskingum County · 56,402 people
• City population: 56,402
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, OH
• 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

+168.0% since first listed

7 events — show timeline

• 2026-04-20 Contingent — MLSNOW
• 2026-04-06 Price Changed $167,500 MLSNOW
• 2026-02-15 Price Changed $170,000 MLSNOW
• 2026-01-28 Listed $175,000 MLSNOW
• 2019-05-31 Sold (Public Records) $58,000 Public Records
• 2019-05-31 Sold (MLS) $58,000 MLSNOW
• 2018-10-08 Listed $62,500 MLSNOW

Property tax history

+8.4%/yr

Latest (2025): $1,170 · -3.4% YoY. Source: county tax records.