313 N 8th St · Cambridge, OH 43725

$52,000

3 bd · 1.5 ba · 2,016 sqft · MultiFamily public records · 1 Days on market

Built 1900 3,354 sqft lot

---

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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This duplex has 3 bed, 1 bath down & 2 bed, 1 bath up. The 2nd floor unit has been updated with newer carpet, windows and paint. The porch roof & back roof has ben replaced recently & the plumbing has been updated. The gross rent is $975.00 month & the owner pays water and sewer up to $50 per unit/ moth & trash pickup. 1st floor renter has been renting for 5 years down & 2 in 2nd floor unit. Call for income & loss statements.

Key facts

• 3,354 sq ft lot
• Built 1900

Property features AI

Finance

• Financial info: Annual tax amount reported (2025)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story property; Entry/above-grade area approximately 2,016 (source: assessor)
• Construction: Vinyl siding; Asphalt/fiberglass roof; Block foundation; Built per public records
• Exterior features: Lot approximately 0.077 acres (56 x 60); Faces east

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Basement present

🏷️ Possibly a rental listed for sale. The $52,000 price doesn't fit this home's estimated sale value (~$131,040) 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/1.5-bath multifamily listed at $52k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Cap rate 25.1% 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: 89 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 $360 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $30k; list at $52k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.91% ✓
• Cap rate: 25.10%
• Cash-on-cash: 67.18%
• DSCR: 3.99
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Beatty Ave	0.27mi	2/— (-1)	1,978 (-2%)	10mo	$128,000	$65	71

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: 66.5%
• Equity multiple: 3.99×
• Total profit: $43,524
• Equity at exit: $7,753

10-year hold

• IRR: 70.8%
• Equity multiple: 8.20×
• Total profit: $104,892
• Equity at exit: $4,496

Cash invested: $14,560 (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: 89
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $815

Break-even live

Break-even rent $480

Max offer price $52,000

Occupancy floor 41%

Sensitivity live

Price	-10% $845	-5% $830	+0% $815	+5% $800	+10% $786
Rent	-10% $696	-5% $755	+0% $815	+5% $875	+10% $935
Rate	-1.0pp $841	-0.5pp $828	base $815	+0.5pp $802	+1.0pp $788

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 137-char remark
2. 2026-06-12
   listed $52,000 Pending 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: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/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 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $18,144
• − Mortgage interest: −$2,913
• − Property taxes: −$1,020
• − Insurance: −$260
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$1,513
• Taxable income: $9,535
• Est. tax owed @ 24.0%: −$2,288
• After-tax cash flow: $7,493/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

+58.1% since first listed

5 events — show timeline

• 2026-06-10 Pending — MLSNOW
• 2026-06-08 Listed $52,000 MLSNOW
• 2018-03-16 Sold (Public Records) $30,000 Public Records
• 2018-03-05 Sold (MLS) $30,000 MLSNOW
• 2017-11-08 Listed $32,900 MLSNOW

Property tax history

+4.1%/yr

Latest (2025): $1,020 · +2.6% YoY. Source: county tax records.