5725 Main Ave · Ashtabula, OH 44004

$42,500

3 bd · 1.0 ba · 1,572 sqft · SingleFamily public records · 48 Days on market

Built 1900 3,049 sqft lot $27/sqft · 43% below area Est $75k · 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

3 bedroom 1 bath tenant occupied. Long term tenant wants to stay.

Key facts

• 3,049 sq ft lot
• Parking
• Built 1900

🏷️ Possibly a rental listed for sale. The $42,500 price doesn't fit this home's estimated sale value (~$74,835) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $7k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $42k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 3.42% ✓
• Cap rate: 28.03%
• Cash-on-cash: 77.62%
• DSCR: 4.45
• GRM: 2.4

CMA / ARV

• ARV (median comp): $74,835
• List price: $42,500
• Delta: -43.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5725 Main Ave	0.00mi	3/1.0	1,572 (0%)	1mo	$30,000	$19	99
5610 Adams Ave	0.19mi	3/1.5	1,540 (-2%)	14mo	$65,000	$42	74
6208 Jefferson Rd	0.53mi	3/1.5	1,510 (-4%)	1mo	$140,000	$93	66
5508 Adams Ave	0.25mi	3/1.5	1,396 (-11%)	8mo	$144,000	$103	61
543 Knollwood Dr	0.34mi	3/1.0	1,427 (-9%)	13mo	$145,000	$102	58
1022 W 51st St	0.62mi	4/1.0 (+1)	1,584 (+1%)	9mo	$146,000	$92	57
5423 Adams Ave	0.30mi	3/2.0	1,406 (-11%)	15mo	$102,000	$73	52
637 Wamar Ln	0.56mi	3/1.5	1,424 (-9%)	8mo	$210,000	$147	49
6226 Edward Ave	0.73mi	3/2.5	1,506 (-4%)	6mo	$170,000	$113	48
1247 W 58th St	0.73mi	4/2.0 (+1)	1,632 (+4%)	12mo	$120,000	$74	41
6301 Hiram Ave	0.72mi	4/1.5 (+1)	1,710 (+9%)	8mo	$189,900	$111	38
1710 E 47th St	0.74mi	4/2.0 (+1)	1,678 (+7%)	12mo	$110,000	$66	35

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: 77.7%
• Equity multiple: 4.55×
• Total profit: $42,209
• Equity at exit: $6,337

10-year hold

• IRR: 81.3%
• Equity multiple: 9.42×
• Total profit: $100,178
• Equity at exit: $3,675

Cash invested: $11,900 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $770

Break-even live

Break-even rent $478

Max offer price $42,500

Occupancy floor 42%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-04
   status Pending 65-char remark

   Show marketing remark (65 chars)

   3 bedroom 1 bath tenant occupied. Long term tenant wants to stay.

2. 2026-04-17
   status Active 65-char remark

   Show marketing remark (65 chars)

   3 bedroom 1 bath tenant occupied. Long term tenant wants to stay.

3. 2026-03-16
   status Pending 65-char remark

   Show marketing remark (65 chars)

   3 bedroom 1 bath tenant occupied. Long term tenant wants to stay.

4. 2026-03-10
   price $42,500 65-char remark

   Show marketing remark (65 chars)

   3 bedroom 1 bath tenant occupied. Long term tenant wants to stay.

5. 2026-02-12
   listed $49,900 Active 65-char remark

   Show marketing remark (65 chars)

   3 bedroom 1 bath tenant occupied. Long term tenant wants to stay.

6. 2005-05-15
   historical
7. 2005-05-05
   soldstatus $20,000
8. 2005-04-20
   listed $21,500
9. 2005-01-21
   listed $21,500
10. 2004-12-30
    historical
11. 2004-11-04
    listed $54,900
12. 1996-01-04
    soldstatus $26,071
13. 1992-08-04
    soldstatus $26,071

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥94°F today · 18 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: $17,426
• − Mortgage interest: −$2,381
• − Property taxes: −$1,643
• − Insurance: −$212
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$1,236
• Taxable income: $9,165
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $7,037/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

+63.0% since first listed

13 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-17 Relisted — MLSNOW
• 2026-03-16 Pending — MLSNOW
• 2026-03-10 Price Changed $42,500 MLSNOW
• 2026-02-12 Listed $49,900 MLSNOW
• 2005-05-15 Listing Removed — MLSNOW
• 2005-05-05 Sold (MLS) $20,000 MLSNOW
• 2005-04-20 Listed $21,500 MLSNOW
• 2005-01-21 Listed $21,500 MLSNOW
• 2004-12-30 Listing Removed — MLSNOW
• 2004-11-04 Listed $54,900 MLSNOW
• 1996-01-04 Sold (Public Records) $26,071 Public Records
• 1992-08-04 Sold (Public Records) $26,071 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,643 · +123.0% YoY. Source: county tax records.