204 Trenton Ave · Uhrichsville, OH 44683

$50,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 60 Days on market

Built 1880 10,454 sqft lot $31/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this three-bedroom, one-and-a-half-bath home located in Uhrichsville, offering a unique opportunity to bring your vision to life. This property provides a flexible layout with ample space ready for updates, customization, and personalization to suit a variety of needs. With public water and sewer already in place, key utilities are established, creating a strong foundation for future improvements. The home presents an opportunity to enhance, reimagine, and design a space that reflects your style and goals. Adding to its appeal, a commercial garage located next door is also available for purchase. While not required, the option to acquire both properties together presents additional possibilities for those seeking expanded space or a combined residential and business setup. Conveniently situated with access to local amenities, this property offers both potential and versatility. Whether you’re looking to create a primary residence or explore new possibilities, this is a chance to unlock value in a growing area. Schedule your private showing today and experience the opportunity this Uhrichsville property has to offer.

Key facts

• 0.24 acre lot
• Parking
• Built 1880

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,002 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Claymont City (town): math 47% / reading 51% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 244 units permitted in Tuscarawas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tuscarawas County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.53% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.50%
• DSCR: 3.56
• GRM: 3.3

CMA / ARV

• ARV (median comp): $129,879
• List price: $50,000
• Delta: -61.50%
• 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
515 W 3rd St	0.30mi	3/1.0	1,660 (+2%)	4mo	$70,000	$42	80
621 Newport Ave	0.32mi	3/1.0	1,592 (-2%)	2mo	$141,500	$89	79
228 Oak St	0.09mi	3/2.0	1,566 (-4%)	15mo	$150,000	$96	73
140 S Main St	0.16mi	3/1.0	1,484 (-9%)	6mo	$115,000	$77	73
112 E 1st St	0.13mi	3/1.5	1,570 (-4%)	18mo	$152,000	$97	70
128 S Water St	0.07mi	2/1.0 (-1)	1,506 (-8%)	19mo	$29,000	$19	63
522 W High St	0.32mi	3/1.0	1,488 (-9%)	10mo	$149,000	$100	62
527 W 3rd St	0.32mi	3/2.5	1,848 (+13%)	2mo	$85,000	$46	55
618 Parrish St	0.43mi	3/2.0	1,824 (+12%)	3mo	$205,000	$112	54
699 Moravian Trl	0.36mi	2/2.0 (-1)	1,794 (+10%)	7mo	$215,000	$120	52
123 E 7th St	0.52mi	3/3.0	1,790 (+10%)	6mo	$139,900	$78	47
917 N Main St	0.72mi	4/1.5 (+1)	1,792 (+10%)	9mo	$137,500	$77	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: 10.1%
• Equity multiple: 1.40×
• Total profit: $5,589
• Equity at exit: $7,455

10-year hold

• IRR: 19.5%
• Equity multiple: 2.66×
• Total profit: $23,303
• Equity at exit: $4,323

Cash invested: $14,000 (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 44683

• Home prices YoY: -14.4%
• Active inventory: 35
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$21
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $210

Break-even live

Break-even rent $997

Max offer price $50,000

Occupancy floor 78%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   days on market $50,000 Active 60 DOM
2. 2026-05-31
   days on market $50,000 Active 59 DOM
3. 2026-04-01
   listed $50,000 Active 1150-char remark

   Show marketing remark (1150 chars)

   Welcome to this three-bedroom, one-and-a-half-bath home located in Uhrichsville, offering a unique opportunity to bring your vision to life. This property provides a flexible layout with ample space ready for updates, customization, and personalization to suit a variety of needs. With public water and sewer already in place, key utilities are established, creating a strong foundation for future improvements. The home presents an opportunity to enhance, reimagine, and design a space that reflects your style and goals. Adding to its appeal, a commercial garage located next door is also available for purchase. While not required, the option to acquire both properties together presents additional possibilities for those seeking expanded space or a combined residential and business setup. Conveniently situated with access to local amenities, this property offers both potential and versatility. Whether you’re looking to create a primary residence or explore new possibilities, this is a chance to unlock value in a growing area. Schedule your private showing today and experience the opportunity this Uhrichsville property has to offer.

4. 1996-04-04
   listed $1

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $654 · $55/mo
• Expected delta: +$126/yr (+$10/mo · 23.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,158
• − Mortgage interest: −$2,801
• − Property taxes: −$528
• − Insurance: −$5,775
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,455
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,003/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: Claymont City
• NCES district ID: 3904377
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $37,563
• Composite: 40.76/100
• National rank: #3650
• State rank: #467 of 656 in OH

Livability — Uhrichsville

• Score: 59/100
• State rank: #1002
• US rank: #19658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uhrichsville, OH
• County: Tuscarawas · 99,287 people
• Population (ZIP): 7,888
• Household income: $55,179
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 7.2

Population outlook (Tuscarawas County) Hauer SSP2

• Today (2025): 92,253 people
• By 2030: 91,060 · -1.3%
• By 2040: 87,479 · -5.2%
• By 2050: 83,174 · -9.8%
• By 2075: 72,000 · -22.0%
• By 2100: 58,574 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Tuscarawas

• 2024 margin: Solid R (+43.3) · D 28.0% · R 71.2%
• 2008→2024 swing: -45.7pp toward R · 2008: 2.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+39.9 2016: R+35.5 2012: R+9.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.60%
• Current HPI: 212.197
• 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

2 events — show timeline

• 2026-04-01 Listed $50,000 MLSNOW
• 1996-04-04 Listed $1 MLSNOW

Property tax history

+2.9%/yr

Latest (2025): $528 · +17.5% YoY. Source: county tax records.