814 Richards Ave · Ashtabula, OH 44004

$117,400

3 bd · 2.0 ba · 1,584 sqft · MultiFamily public records · 240 Days on market

Built 1910 0.29 ac lot $74/sqft · 19% below area Est $145k · 19% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

ATTENTION INVESTORS !!!! Great opportunity to own a turn key rental with long term tenant !! Quiet dead end street within minutes of Route 11 and the Ashtabula Historic Harbor District . .. 2 stories . . single family now but use to be a duplex

Key facts

• Single family
• 2 stories
• Turn key rental

Tags

• TURN KEY RENTAL
• QUIET DEAD END STREET
• 2 STORIES
• SINGLE FAMILY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $117k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 8.2% in Ashtabula — 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 71/100 on livability (#420 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Ashtabula Area City (town): math 24% / reading 35% proficiency, ranked #588 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/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 $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ashtabula County population projected at -22% 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $117k implies a 683% 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 $103,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1910 — 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. 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: 1.36% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $145,330
• List price: $117,400
• Delta: -19.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 E 13th St	0.21mi	4/2.0 (+1)	1,792 (+13%)	7mo	$115,000	$64	58

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $13,895
• Equity at exit: $17,505

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $54,446
• Equity at exit: $10,151

Cash invested: $32,872 (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 44004

• Home prices YoY: -30.5%
• Active inventory: 162
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $517

Break-even live

Break-even rent $945

Max offer price $117,400

Occupancy floor 63%

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: $29,350
• Closing costs: $3,522
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Myrtle Ave Ashtabula, OH	3.0	1.5	1184	$1,600	$1.35	43d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $117,400 Active 240 DOM
2. 2026-06-17
   days on market $117,400 Active 239 DOM
3. 2026-06-16
   days on market $117,400 Active 238 DOM
4. 2026-06-15
   days on market $117,400 Active 237 DOM
5. 2026-06-13
   days on market $117,400 Active 235 DOM
6. 2026-06-12
   days on market $117,400 Active 234 DOM
7. 2026-06-09
   days on market $117,400 Active 231 DOM
8. 2026-06-08
   days on market $117,400 Active 230 DOM
9. 2026-06-07
   days on market $117,400 Active 229 DOM
10. 2026-06-07
    days on market $117,400 Active 228 DOM
11. 2026-06-04
    days on market $117,400 Active 225 DOM
12. 2026-06-02
    days on market $117,400 Active 224 DOM
13. 2026-06-01
    days on market $117,400 Active 223 DOM
14. 2026-05-31
    days on market $117,400 Active 222 DOM
15. 2025-11-14
    price $117,400 247-char remark

    Show marketing remark (247 chars)

    ATTENTION INVESTORS !!!! Great opportunity to own a turn key rental with long term tenant !! Quiet dead end street within minutes of Route 11 and the Ashtabula Historic Harbor District . .. 2 stories . . single family now but use to be a duplex

16. 2025-10-20
    listed $119,900 Active 247-char remark

    Show marketing remark (247 chars)

    ATTENTION INVESTORS !!!! Great opportunity to own a turn key rental with long term tenant !! Quiet dead end street within minutes of Route 11 and the Ashtabula Historic Harbor District . .. 2 stories . . single family now but use to be a duplex

17. 2023-08-25
    soldstatus $15,000
18. 2023-01-17
    soldstatus $15,662

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,410 · $117/mo
• Expected delta: +$422/yr (+$35/mo · 42.7%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$6,576
• − Property taxes: −$988
• − Insurance: −$587
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,415
• Taxable income: $4,562
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $5,110/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: Ashtabula Area City
• NCES district ID: 3904351
• Math proficiency: 24% ▼ -27.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $34,812
• Composite: 24.3/100
• National rank: #7712
• State rank: #588 of 656 in OH

Livability — Ashtabula

• Score: 71/100
• State rank: #420
• US rank: #6883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashtabula, OH
• County: Ashtabula · 97,617 people
• City population: 31,076
• Metro: Cleveland, OH
• Population (ZIP): 31,076
• Household income: $49,507
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 14.1

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 4% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.51%
• Current HPI: 260.7146
• 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

+649.6% since first listed

4 events — show timeline

• 2025-11-14 Price Changed $117,400 MLSNOW
• 2025-10-20 Listed $119,900 MLSNOW
• 2023-08-25 Sold (Public Records) $15,000 Public Records
• 2023-01-17 Sold (Public Records) $15,662 Public Records

Property tax history

+2.2%/yr

Latest (2025): $988 · -0.3% YoY. Source: county tax records.