29 E 9th St · Ashland, OH 44805

$1

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 18 Days on market

Built 1901 4,356 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Offering at ABSOLUTE auction, ONLINE ONLY, an Investor Special. ! Welcome to this nice home built in 1901! You enter through a fair entryway, to the left is a family room, followed by a dining room and then the kitchen. Upstairs there are 3 bedrooms, 1 full bath and an attic area. The basement is off the kitchen and houses the laundry. This home has tons of potential, needs plenty of work!! A perfect rental or flip investment. Selling as-is. Don't miss your opportunity on this 1,232 sq foot home with original woodwork throughout!

Key facts

• 4,356 sq ft lot
• Built 1901
• Listed 17 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; 2 stories
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Electric water heater; Full basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $154,000 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 4.7% vs local median 3.8% in Ashland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+7.1%/yr); 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 231000.0% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1901 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $154,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Union St	0.10mi	2/1.0 (-1)	1,064 (-14%)	1mo	$120,000	$113	67
1000 Union St	0.10mi	3/1.0	1,056 (-14%)	6mo	$140,000	$133	66
410 Ohio St	0.42mi	3/1.5	1,288 (+4%)	6mo	$150,000	$116	66
605 Evergreen St	0.58mi	3/1.0	1,276 (+4%)	2mo	$160,000	$125	65
1407 Cottage St	0.47mi	3/2.0	1,368 (+11%)	1mo	$50,000	$37	55
1499 Troy Rd	0.55mi	3/1.0	1,092 (-11%)	4mo	$179,000	$164	52
122 Lindale Ave	0.70mi	3/2.0	1,316 (+7%)	2mo	$125,000	$95	50
422 Snader Ave	0.68mi	3/1.0	1,100 (-11%)	1mo	$165,000	$150	50
420 E Walnut St	0.65mi	3/2.0	1,322 (+7%)	5mo	$150,000	$113	49
803 Myers Ave	0.51mi	3/2.0	1,414 (+15%)	4mo	$151,000	$107	44
406 E Liberty St	0.72mi	3/1.0	1,090 (-12%)	5mo	$155,000	$142	43
840 W 10th St	0.75mi	3/1.0	1,056 (-14%)	1mo	$144,000	$136	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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.24×
• Total profit: $-32,896
• Equity at exit: $22,962

10-year hold

• IRR: -7.5%
• Equity multiple: 0.44×
• Total profit: $-23,987
• Equity at exit: $13,315

Cash invested: $43,120 (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: 122

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-198

Break-even live

Break-even rent $1,347

Max offer price $125,306

Occupancy floor —

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	43d	1	0.21mi
318 Quarry St Unit 4 Ashland, OH	2.0	1.0	750	$800	$1.07	43d	1	0.60mi
222 E Walnut St Unit 212 Ashland, OH	2.0	1.0	970	$900	$0.93	43d	1	0.62mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	43d	1	1.34mi

Listing history 12 events

1. 2026-06-19
   days on market $1 Active 18 DOM
2. 2026-06-18
   days on market $1 Active 17 DOM
3. 2026-06-17
   days on market $1 Active 16 DOM
4. 2026-06-16
   days on market $1 Active 15 DOM
5. 2026-06-15
   days on market $1 Active 14 DOM
6. 2026-06-14
   days on market $1 Active 12 DOM
7. 2026-06-12
   days on market $1 Active 11 DOM
8. 2026-06-09
   days on market $1 Active 8 DOM
9. 2026-06-08
   days on market $1 Active 7 DOM
10. 2026-06-07
    days on market $1 Active 6 DOM
11. 2026-06-02
    remarks 535-char remark
12. 2026-06-02
    listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,154
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$4,480
• Taxable loss: −$5,137
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $-1,147/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

2 events — show timeline

• 2026-06-02 Listed $1 ABOR
• 1976-11-15 Sold (Public Records) $14,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $259 · +5.0% YoY. Source: county tax records.