446 N 8th St · Cambridge, OH 43725

$129,900

3 bd · 1.5 ba · 1,735 sqft · SingleFamily public records · 12 Days on market

5,998 sqft lot Est $182k · 29% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• 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

This charming 3-4 BR home is full of potential and ready for your personal touch. Whether you're looking for your first home or your next investment property, this one offers plenty of possibilities. Large windows throughout the home create a bright and inviting atmosphere, while the enclosed sun porch offers the perfect place to relax and unwind. The main level features a comfortable living room with a beautiful fireplace with built-in shelving, and a charming window seat. A formal dining room, kitchen, and convenient laundry room provide plenty of living space. The full basement includes abundant storage and a work area, making it ideal for hobbies or projects, while the attic provides ad

Key facts

• Beautiful fireplace
• Formal dining room
• Charming window seat

Tags

• ENCLOSED SUN PORCH
• COMFORTABLE LIVING ROOM
• BEAUTIFUL FIREPLACE
• BUILT-IN SHELVING
• CHARMING WINDOW SEAT
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached or attached garage with 1 space; Alley access; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Two-story home; Shingle roof; Brick and wood siding construction
• Construction: Built (year source: public records)
• Exterior features: Enclosed porch; Patio; Front porch

Interior

• Bathrooms: One full bathroom; One half bathroom; At least one main-level bathroom
• Heating & cooling: Forced air heating (gas); Ceiling fans for cooling
• Interior features: Full unfinished walk-out basement; Living room fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.2% 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 $898 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $182,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N 6th St	0.26mi	4/1.5 (+1)	1,700 (-2%)	4mo	$7,000	$4	76
215 N 10th St	0.31mi	3/1.5	1,756 (+1%)	10mo	$166,250	$95	75
803 N 7th St	0.27mi	3/2.0	1,670 (-4%)	11mo	$255,000	$153	70
1408 Stewart Ave	0.47mi	3/1.5	1,642 (-5%)	4mo	$182,000	$111	66
506 N 10th	0.19mi	3/1.5	1,528 (-12%)	7mo	$185,000	$121	65
403 N 8th St	0.12mi	4/1.0 (+1)	1,598 (-8%)	11mo	$78,000	$49	65
1307 Cobo Ln	0.57mi	3/2.0	1,778 (+2%)	3mo	$226,000	$127	65
424 Gomber Ave	0.39mi	3/1.5	1,600 (-8%)	9mo	$50,000	$31	62
604 N 5th St	0.28mi	3/1.0	1,476 (-15%)	1mo	$40,000	$27	59
1412 Stewart Ave	0.48mi	3/1.5	1,540 (-11%)	8mo	$142,000	$92	53
1200 Blaine Ave	0.34mi	3/2.0	1,476 (-15%)	11mo	$154,500	$105	48
1432 Beatty Ave	0.56mi	3/1.0	1,498 (-14%)	12mo	$180,000	$120	39

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-980
• Equity at exit: $19,369

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $25,037
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $315

Break-even live

Break-even rent $1,124

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $129,900 Active 12 DOM
2. 2026-06-17
   days on market $129,900 Active 11 DOM
3. 2026-06-16
   days on market $129,900 Active 10 DOM
4. 2026-06-15
   days on market $129,900 Active 9 DOM
5. 2026-06-13
   days on market $129,900 Active 7 DOM
6. 2026-06-12
   days on market $129,900 Active 6 DOM
7. 2026-06-09
   days on market $129,900 Active 3 DOM
8. 2026-06-08
   days on market $129,900 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $129,900 Active 1 DOM

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$96/yr (+$8/mo · 5.3%)

ⓘ 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: −$7,276
• − Property taxes: −$1,834
• − Insurance: −$650
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,779
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,343/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

1 event — show timeline

• 2026-06-06 Listed $129,900 MLSNOW

Property tax history

+7.9%/yr

Latest (2025): $1,834 · +2.6% YoY. Source: county tax records.