316 Lindale Ave · Ashland, OH 44805

$174,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 18 Days on market

Built 1920 0.25 ac lot Est $193k · 10% under

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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 +13.6/30.0
• ARV discount +11.9/15.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

Key facts

• Formal dining room
• Bonus room
• Sunroom

Tags

• FIRST-FLOOR LAUNDRY
• WALK-OUT BASEMENT
• BONUS ROOM
• FORMAL DINING ROOM
• OVERSIZED EAT-IN KITCHEN
• SUNROOM

Property features AI

Exterior

• Parking: Detached garage; One garage space; Additional gravel parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Home warranty included
• Construction: Asphalt shingle roof; Built with vinyl siding; Year built per public records
• Exterior features: Deck

Interior

• Kitchen: Built-in oven; Range; Refrigerator; Disposal
• Bedrooms: Bedrooms located on the second floor
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, partially finished walk-out basement; Wood-burning stove in the recreation room; Sunroom; 7 total rooms
• Laundry & utility: Main-level laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $10 ($116/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 $145k (16.9% below list).
• Recommended offer: $145k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Ashland — 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 72/100 on livability (#373 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities D-, commute F.
• Ashland City (town): math 70% / reading 69% proficiency, ranked #165 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Taft Intermediate School (math 76% / reading 75%, grade A, #257 of 1,584 statewide, top 17%, 461 students, 35% FRL); Ashland Middle School (math 71% / reading 65%, grade A-, #155 of 654 statewide, top 24%, 735 students, 34% FRL); Ashland High School (math 51% / reading 72%, grade B-, #231 of 781 statewide, top 30%, 881 students, 26% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 125 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Ashland County in 2024 (0 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.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $136k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,588 (16.9% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $192,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Lindale Ave	0.00mi	3/2.0	1,620 (0%)	1mo	$165,000	$102	100
702 Sandusky St	0.12mi	3/1.5	1,656 (+2%)	7mo	$228,000	$138	83
934 Summit Dr	0.33mi	3/2.0	1,696 (+5%)	2mo	$207,500	$122	75
840 Sandusky St	0.29mi	3/2.0	1,744 (+8%)	5mo	$207,500	$119	70
846 Sandusky St	0.30mi	3/1.5	1,482 (-8%)	3mo	$219,900	$148	68
803 Myers Ave	0.18mi	3/2.0	1,414 (-13%)	4mo	$151,000	$107	67
1210 Cottage St	0.52mi	4/2.0 (+1)	1,564 (-4%)	4mo	$72,500	$46	62
827 Orange St	0.60mi	3/1.5	1,664 (+3%)	6mo	$231,900	$139	61
1218 Myers Ave	0.43mi	3/1.0	1,780 (+10%)	2mo	$150,000	$84	58
1136 Overlook Dr	0.57mi	3/1.0	1,564 (-4%)	8mo	$248,000	$159	57
1115 Cottage St	0.50mi	2/2.0 (-1)	1,522 (-6%)	8mo	$112,500	$74	55
178 Sharon Ave	0.39mi	2/1.0 (-1)	1,490 (-8%)	8mo	$153,700	$103	53

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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-21,439
• Equity at exit: $25,944

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $9,544
• Equity at exit: $15,044

Cash invested: $48,720 (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 44805

• Rents YoY: 7.1%
• Active inventory: 125
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $10

Break-even live

Break-even rent $1,434

Max offer price $174,000

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $59	+0% $10	+5% $-40	+10% $-89
Rent	-10% $-105	-5% $-47	+0% $10	+5% $67	+10% $124
Rate	-1.0pp $97	-0.5pp $54	base $10	+0.5pp $-35	+1.0pp $-81

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Race St Unit 200 Ashland, OH	2.0	1.0	1532	$735	$0.48	45d	1	0.28mi
510 Broad St Ashland, OH	3.0	1.0	1681	$1,650	$0.98	46d	1	0.47mi
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	45d	1	0.87mi
606 Edgehill Ave Ashland, OH	4.0	2.0	1858	$1,850	$1.00	45d	1	1.19mi

Listing history 15 events

1. 2026-05-01
   historical Active Under Contract 456-char remark

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

2. 2026-05-01
   status Pending

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

3. 2026-04-24
   price $174,000 456-char remark

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

4. 2026-04-24
   price $174,000

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

5. 2026-04-16
   status Active 456-char remark

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

6. 2026-04-16
   status Active

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

7. 2026-04-08
   historical Active Under Contract 456-char remark

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

8. 2026-04-08
   status Pending

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

9. 2026-04-05
   listed $175,000 Active 456-char remark

   Show marketing remark (456 chars)

   Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

10. 2026-04-05
    price $175,000

    Show marketing remark (456 chars)

    Charming 3-bedroom, 2 full bath home featuring convenient first-floor laundry and a walk-out basement with a versatile bonus room, perfect for a home office, gym, or guest space. Enjoy a formal dining room alongside an oversized eat-in kitchen, ideal for both everyday living and entertaining. Relax in the beautiful sunroom or step out onto the large deck, offering excellent indoor and outdoor entertaining opportunities. Close to Brookside park and pool

11. 2026-04-03
    listed $185,000 Active
12. 2022-03-24
    soldstatus $136,500
13. 2022-03-18
    soldstatus $136,500 447-char remark

    Show marketing remark (447 chars)

    Bright and open 2-story with large lot adjacent to Brookside Park. Updated kitchen and dining area with farmhouse sink, corian countertops, newer flooring, and stainless steel appliances. The main floor also features a sun porch, office nook, large living room, and full bath with laundry. Upstairs you'll find three bedrooms and a second full bath. All of this, plus a partially finished walk-out basement with wood burning stove. Priced to sell!

14. 2022-02-15
    listed $129,900 447-char remark

    Show marketing remark (447 chars)

    Bright and open 2-story with large lot adjacent to Brookside Park. Updated kitchen and dining area with farmhouse sink, corian countertops, newer flooring, and stainless steel appliances. The main floor also features a sun porch, office nook, large living room, and full bath with laundry. Upstairs you'll find three bedrooms and a second full bath. All of this, plus a partially finished walk-out basement with wood burning stove. Priced to sell!

15. 1988-05-16
    soldstatus $49,000

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $2,243 · $187/mo
• Expected delta: +$471/yr (+$39/mo · 26.6%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,351
• − Mortgage interest: −$9,747
• − Property taxes: −$1,771
• − Insurance: −$870
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$5,062
• Taxable loss: −$2,875
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $806/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: Ashland City
• NCES district ID: 3904350
• Math proficiency: 70% ▼ -2.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $43,164
• Composite: 58.31/100
• National rank: #1015
• State rank: #165 of 656 in OH

Livability — Ashland

• Score: 72/100
• State rank: #373
• US rank: #6095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, OH
• County: Ashland County · 30,805 people
• City population: 30,805
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, 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

+255.1% since first listed

15 events — show timeline

• 2026-05-01 Contingent — MARMLS
• 2026-05-01 Pending — MLSNOW
• 2026-04-24 Price Changed $174,000 MARMLS
• 2026-04-24 Price Changed $174,000 MLSNOW
• 2026-04-16 Relisted — MARMLS
• 2026-04-16 Relisted — MLSNOW
• 2026-04-08 Contingent — MARMLS
• 2026-04-08 Pending — MLSNOW
• 2026-04-05 Listed $175,000 MARMLS
• 2026-04-05 Price Changed $175,000 MLSNOW
• 2026-04-03 Listed $185,000 MLSNOW
• 2022-03-24 Sold (Public Records) $136,500 Public Records
• 2022-03-18 Sold (MLS) $136,500 ABOR
• 2022-02-15 Listed $129,900 ABOR
• 1988-05-16 Sold (Public Records) $49,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,771 · +10.0% YoY. Source: county tax records.