730 Otsego Ave · Coshocton, OH 43812

$130,900

4 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 34 Days on market

Built 1910 5,000 sqft lot Est $161k · 19% under

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property sells As is No disclosures. Selling agent will receive a bonus of $500 if property is under contract by 1/26/07

Key facts

• Open eat-in kitchen
• 2 car parking
• 1st floor laundry

Tags

• 1ST FLOOR LAUNDRY
• OPEN EAT-IN KITCHEN
• 2 CAR PARKING

Property features AI

Exterior

• Parking: Additional off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story vinyl-sided home; Asphalt/fiberglass roof; Above-grade finished area about 1,508 (public records)
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Alley access; On-site off-street parking; Lot approximately 0.115 acres

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air gas heating
• Interior features: Partial, unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $50 ($606/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 $110k (16.0% below list).
• Recommended offer: $110k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 1 comparable units currently listed for rent nearby; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $905 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $50k; list at $131k implies a 162% 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 $110,000 (16.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $161,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
391 S 10th St	0.53mi	4/1.0	1,498 (-1%)	1mo	$160,000	$107	73
906 Cassingham Ave	0.06mi	3/1.5 (-1)	1,344 (-11%)	8mo	$145,000	$108	66
333 S 9th St	0.61mi	3/1.0 (-1)	1,588 (+5%)	2mo	$167,500	$105	56
642 John St	0.34mi	4/1.5	1,352 (-10%)	13mo	$155,000	$115	54
227 Pine St	0.72mi	4/2.0	1,436 (-5%)	2mo	$108,000	$75	53
540 Cambridge Rd	0.70mi	4/2.5	1,556 (+3%)	6mo	$230,000	$148	51
803 Kenilworth Ave	0.36mi	3/2.0 (-1)	1,296 (-14%)	1mo	$161,000	$124	50
421 S 7th St	0.62mi	3/1.5 (-1)	1,428 (-5%)	8mo	$39,900	$28	49
833 Orange St	0.67mi	3/2.0 (-1)	1,479 (-2%)	11mo	$48,500	$33	48
760 Elm St	0.58mi	3/2.0 (-1)	1,648 (+9%)	7mo	$73,500	$45	42
354 Hamilton Ave	0.57mi	4/1.5	1,684 (+12%)	11mo	$159,900	$95	42
1005 Fairview Blvd	0.70mi	3/1.5 (-1)	1,706 (+13%)	10mo	$205,000	$120	30

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: 0.51×
• Total profit: $-18,032
• Equity at exit: $19,518

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-11,709
• Equity at exit: $11,318

Cash invested: $36,652 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$686
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $50

Break-even live

Break-even rent $1,036

Max offer price $130,900

Occupancy floor 90%

Sensitivity live

Price	-10% $125	-5% $88	+0% $50	+5% $13	+10% $-24
Rent	-10% $-36	-5% $7	+0% $50	+5% $94	+10% $137
Rate	-1.0pp $116	-0.5pp $84	base $50	+0.5pp $17	+1.0pp $-18

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: $32,725
• Closing costs: $3,927
• 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	0.47mi

Listing history 25 events

1. 2026-06-21
   days on market $130,900 Active 34 DOM
2. 2026-06-18
   days on market $130,900 Active 32 DOM
3. 2026-06-17
   days on market $130,900 Active 31 DOM
4. 2026-06-16
   days on market $130,900 Active 30 DOM
5. 2026-06-15
   days on market $130,900 Active 29 DOM
6. 2026-06-13
   days on market $130,900 Active 27 DOM
7. 2026-06-12
   days on market $130,900 Active 26 DOM
8. 2026-06-09
   days on market $130,900 Active 23 DOM
9. 2026-06-09
   price $130,900 Active 22 DOM
10. 2026-06-08
    days on market $135,900 Active 22 DOM
11. 2026-06-08
    days on market $135,900 Active 21 DOM
12. 2026-06-07
    days on market $135,900 Active 20 DOM
13. 2026-06-04
    days on market $135,900 Active 17 DOM
14. 2026-06-02
    days on market $135,900 Active 16 DOM
15. 2026-06-01
    days on market $135,900 Active 15 DOM
16. 2026-05-31
    days on market $135,900 Active 14 DOM
17. 2026-05-17
    listed $135,900 Active
18. 2017-01-23
    historical
19. 2016-12-01
    price $52,900
20. 2016-11-09
    price $55,900
21. 2016-10-05
    price $58,900
22. 2016-09-23
    listed $61,900 Active
23. 2007-05-25
    soldstatus $50,000
24. 2007-01-18
    soldstatus $15,000 120-char remark

    Show marketing remark (120 chars)

    Property sells As is No disclosures. Selling agent will receive a bonus of $500 if property is under contract by 1/26/07

25. 2006-08-21
    listed $19,900 120-char remark

    Show marketing remark (120 chars)

    Property sells As is No disclosures. Selling agent will receive a bonus of $500 if property is under contract by 1/26/07

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$556/yr (+$46/mo · 59.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 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: $13,200
• − Mortgage interest: −$7,332
• − Property taxes: −$930
• − Insurance: −$654
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,808
• Taxable loss: −$1,637
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $999/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

+582.9% since first listed

9 events — show timeline

• 2026-05-17 Listed $135,900 MLSNOW
• 2017-01-23 Listing Removed — MLSNOW
• 2016-12-01 Price Changed $52,900 MLSNOW
• 2016-11-09 Price Changed $55,900 MLSNOW
• 2016-10-05 Price Changed $58,900 MLSNOW
• 2016-09-23 Listed $61,900 MLSNOW
• 2007-05-25 Sold (Public Records) $50,000 Public Records
• 2007-01-18 Sold (MLS) $15,000 MLSNOW
• 2006-08-21 Listed $19,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $930 · +8.6% YoY. Source: county tax records.