318 N 8th St · Cambridge, OH 43725

$127,900

3 bd · 1.0 ba · 1,746 sqft · SingleFamily public records · 106 Days on market

4,791 sqft lot $73/sqft · at area comps Est $128k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic two-story home offering over 1,700 square feet of living space with 3 bedrooms and 1.5 baths. This property features a traditional floor plan with spacious living areas, a covered front porch, and convenient off-street parking with alley access. The interior offers generous room sizes and a functional layout, providing opportunity for updates and customization to suit a variety of needs. A solid footprint and desirable square footage make this property a great option for buyers looking to build equity or expand their portfolio.

Key facts

• Covered front porch
• Alley access
• Off-street parking

Tags

• COVERED FRONT PORCH
• OFF-STREET PARKING
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.7% in Cambridge — 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 68/100 on livability (#579 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D-, commute F, employment D-.
• Cambridge City (town): math 28% / reading 42% proficiency, ranked #565 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 37 units permitted in Guernsey County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $884 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Guernsey County population projected at -20% 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 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 $25k; list at $128k implies a 412% gain — meaningful room to come down on a strong offer.

Recommended offer $116,389 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $127,789
• List price: $127,900
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N 10th St	0.19mi	3/1.5	1,756 (+1%)	10mo	$166,250	$95	80
308 N 6th St	0.19mi	4/1.5 (+1)	1,700 (-3%)	4mo	$7,000	$4	76
403 N 8th St	0.05mi	4/1.0 (+1)	1,598 (-8%)	11mo	$78,000	$49	69
202 S 9th St	0.36mi	3/1.5	1,814 (+4%)	13mo	$225,000	$124	64
424 Gomber Ave	0.32mi	3/1.5	1,600 (-8%)	9mo	$50,000	$31	62
1408 Stewart Ave	0.49mi	3/1.5	1,642 (-6%)	4mo	$182,000	$111	62
506 N 10th	0.23mi	3/1.5	1,528 (-12%)	7mo	$185,000	$121	60
803 N 7th St	0.43mi	3/2.0	1,670 (-4%)	11mo	$255,000	$153	60
1307 Cobo Ln	0.68mi	3/2.0	1,778 (+2%)	3mo	$226,000	$127	58
1001 Clark St	0.75mi	3/1.5	1,760 (+1%)	12mo	$189,000	$107	52
1412 Stewart Ave	0.49mi	3/1.5	1,540 (-12%)	8mo	$142,000	$92	49
1432 Beatty Ave	0.54mi	3/1.0	1,498 (-14%)	12mo	$180,000	$120	41

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,071
• Equity at exit: $19,070

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $39,680
• Equity at exit: $11,058

Cash invested: $35,812 (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 43725

• Active inventory: 90
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $421

Break-even live

Break-even rent $989

Max offer price $127,900

Occupancy floor 67%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $127,900 Active 106 DOM
2. 2026-06-17
   days on market $127,900 Active 105 DOM
3. 2026-06-16
   days on market $127,900 Active 104 DOM
4. 2026-06-15
   days on market $127,900 Active 103 DOM
5. 2026-06-13
   days on market $127,900 Active 101 DOM
6. 2026-06-12
   pricedays on market $127,900 Active 100 DOM
7. 2026-06-09
   days on market $129,900 Active 97 DOM
8. 2026-06-08
   days on market $129,900 Active 96 DOM
9. 2026-06-07
   days on market $129,900 Active 95 DOM
10. 2026-06-07
    days on market $129,900 Active 94 DOM
11. 2026-06-04
    days on market $129,900 Active 91 DOM
12. 2026-06-02
    days on market $129,900 Active 90 DOM
13. 2026-06-01
    days on market $129,900 Active 89 DOM
14. 2026-05-31
    days on market $129,900 Active 88 DOM
15. 2026-02-27
    listed $129,900 Active 541-char remark

    Show marketing remark (541 chars)

    Classic two-story home offering over 1,700 square feet of living space with 3 bedrooms and 1.5 baths. This property features a traditional floor plan with spacious living areas, a covered front porch, and convenient off-street parking with alley access. The interior offers generous room sizes and a functional layout, providing opportunity for updates and customization to suit a variety of needs. A solid footprint and desirable square footage make this property a great option for buyers looking to build equity or expand their portfolio.

16. 2026-02-27
    listed $129,900 Active 541-char remark

    Show marketing remark (541 chars)

    Classic two-story home offering over 1,700 square feet of living space with 3 bedrooms and 1.5 baths. This property features a traditional floor plan with spacious living areas, a covered front porch, and convenient off-street parking with alley access. The interior offers generous room sizes and a functional layout, providing opportunity for updates and customization to suit a variety of needs. A solid footprint and desirable square footage make this property a great option for buyers looking to build equity or expand their portfolio.

17. 2008-04-28
    soldstatus $25,000
18. 2008-04-24
    soldstatus $25,000
19. 2008-01-14
    listed $45,000
20. 2007-10-27
    historical
21. 2007-05-17
    listed $59,900
22. 2007-04-13
    historical
23. 2006-04-13
    listed $59,900

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$652/yr (+$54/mo · 94.3%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,273
• − Mortgage interest: −$7,164
• − Property taxes: −$691
• − Insurance: −$640
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,721
• Taxable income: $3,133
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $4,304/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: Cambridge City
• NCES district ID: 3904369
• Math proficiency: 28% ▼ -28.00%
• Reading proficiency: 42% ▼ -17.00%
• Median HH income: $33,874
• Composite: 28.76/100
• National rank: #6673
• State rank: #565 of 656 in OH

Livability — Cambridge

• Score: 68/100
• State rank: #579
• US rank: #9829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, OH
• County: Guernsey · 34,843 people
• Population (ZIP): 19,728
• Household income: $51,612
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 12.5

Population outlook (Guernsey County) Hauer SSP2

• Today (2025): 37,281 people
• By 2030: 35,900 · -3.7%
• By 2040: 32,861 · -11.9%
• By 2050: 29,700 · -20.3%
• By 2075: 22,199 · -40.5%
• By 2100: 15,192 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Guernsey

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.7%
• 2008→2024 swing: -43.0pp toward R · 2008: -9.1pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.4 2016: R+42.6 2012: R+9.7 2008: R+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.03%
• Current HPI: 197.722
• 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

+116.9% since first listed

9 events — show timeline

• 2026-02-27 Listed $129,900 MLSNOW
• 2026-02-27 Listed $129,900 CBRMLS
• 2008-04-28 Sold (Public Records) $25,000 Public Records
• 2008-04-24 Sold (MLS) $25,000 MLSNOW
• 2008-01-14 Listed $45,000 MLSNOW
• 2007-10-27 Listing Removed — MLSNOW
• 2007-05-17 Listed $59,900 MLSNOW
• 2007-04-13 Listing Removed — MLSNOW
• 2006-04-13 Listed $59,900 MLSNOW

Property tax history

+3.6%/yr

Latest (2025): $691 · +2.9% YoY. Source: county tax records.