214 W 4th St · Ashland, OH 44805

$94,900

3 bd · 1.5 ba · 1,297 sqft · SingleFamily public records · 89 Days on market

Built 1930 $73/sqft · 24% below area Est $126k · 24% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this 3 bedroom, 1.5 bathroom home located in the heart of Ashland. Conveniently located near downtown, shopping, and local amenities. Spacious layout with classic characteristic features and a functional floor plan with fireplace. Accessible attic for easy storage or an extra bedroom. House offers all new windows on the front of the home. This property offers strong potential for investors or buyers looking to renovate and add value! HVAC needs fixed or replaced - great opportunity to update to a modern system. House is being sold as-is and is priced to reflect current condition. Great opportunity for a rental, flip, or a long term hold!

Key facts

• Accessible attic
• New windows
• Fireplace

Tags

• ACCESSIBLE ATTIC
• NEW WINDOWS
• FUNCTIONAL FLOOR PLAN
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.8% in Ashland — 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 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; 7 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 $656 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $95k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.34% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (median comp): $125,571
• List price: $94,900
• Delta: -24.43%
• 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
605 Evergreen St	0.28mi	3/1.0	1,276 (-2%)	2mo	$160,000	$125	80
410 Ohio St	0.31mi	3/1.5	1,288 (-1%)	6mo	$150,000	$116	79
122 Lindale Ave	0.39mi	3/2.0	1,316 (+2%)	2mo	$125,000	$95	75
1022 Union St	0.48mi	3/1.5	1,248 (-4%)	7mo	$152,000	$122	66
857 Sandusky St	0.65mi	3/2.0	1,296 (-0%)	4mo	$204,000	$157	64
803 Myers Ave	0.33mi	3/2.0	1,414 (+9%)	4mo	$151,000	$107	64
1407 Cottage St	0.59mi	3/2.0	1,368 (+6%)	1mo	$50,000	$37	61
420 E Walnut St	0.69mi	3/2.0	1,322 (+2%)	5mo	$150,000	$113	59
120 High St	0.73mi	3/1.5	1,346 (+4%)	3mo	$177,500	$132	58
347 East 4th St	0.55mi	3/1.5	1,442 (+11%)	5mo	$100,000	$69	51
846 Sandusky St	0.63mi	3/1.5	1,482 (+14%)	3mo	$219,900	$148	45
255 E 9th St	0.50mi	2/1.0 (-1)	1,112 (-14%)	6mo	$145,000	$130	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: 14.6%
• Equity multiple: 1.61×
• Total profit: $16,204
• Equity at exit: $14,150

10-year hold

• IRR: 26.0%
• Equity multiple: 3.71×
• Total profit: $71,903
• Equity at exit: $8,205

Cash invested: $26,572 (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
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $411

Break-even live

Break-even rent $749

Max offer price $94,900

Occupancy floor 63%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Race St Unit 200 Ashland, OH	2.0	1.0	1532	$735	$0.48	44d	1	0.15mi
510 Broad St Ashland, OH	3.0	1.0	1681	$1,650	$0.98	44d	1	0.39mi
222 E Walnut St Unit 212 Ashland, OH	2.0	1.0	970	$900	$0.93	44d	1	0.56mi
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	44d	1	0.56mi
606 Edgehill Ave Ashland, OH	4.0	2.0	1858	$1,850	$1.00	44d	1	0.84mi
1440 Hiner Ave Ashland, OH	2.0	1.0–1.5	867	$920	$1.06	44d	1	1.32mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	44d	1	1.37mi

Listing history 18 events

1. 2026-06-19
   days on market $94,900 Active 89 DOM
2. 2026-06-18
   days on market $94,900 Active 88 DOM
3. 2026-06-17
   days on market $94,900 Active 87 DOM
4. 2026-06-16
   days on market $94,900 Active 86 DOM
5. 2026-06-15
   days on market $94,900 Active 85 DOM
6. 2026-06-14
   days on market $94,900 Active 83 DOM
7. 2026-06-12
   days on market $94,900 Active 82 DOM
8. 2026-06-09
   days on market $94,900 Active 79 DOM
9. 2026-06-08
   days on market $94,900 Active 78 DOM
10. 2026-06-07
    days on market $94,900 Active 77 DOM
11. 2026-06-02
    days on market $94,900 Active 72 DOM
12. 2026-06-01
    days on market $94,900 Active 71 DOM
13. 2026-05-31
    days on market $94,900 Active 70 DOM
14. 2026-05-30
    days on market $94,900 Active 69 DOM
15. 2026-04-07
    price $94,900 667-char remark

    Show marketing remark (667 chars)

    Opportunity awaits in this 3 bedroom, 1.5 bathroom home located in the heart of Ashland. Conveniently located near downtown, shopping, and local amenities. Spacious layout with classic characteristic features and a functional floor plan with fireplace. Accessible attic for easy storage or an extra bedroom. House offers all new windows on the front of the home. This property offers strong potential for investors or buyers looking to renovate and add value! HVAC needs fixed or replaced - great opportunity to update to a modern system. House is being sold as-is and is priced to reflect current condition. Great opportunity for a rental, flip, or a long term hold!

16. 2026-03-22
    listed $99,900 Active 667-char remark

    Show marketing remark (667 chars)

    Opportunity awaits in this 3 bedroom, 1.5 bathroom home located in the heart of Ashland. Conveniently located near downtown, shopping, and local amenities. Spacious layout with classic characteristic features and a functional floor plan with fireplace. Accessible attic for easy storage or an extra bedroom. House offers all new windows on the front of the home. This property offers strong potential for investors or buyers looking to renovate and add value! HVAC needs fixed or replaced - great opportunity to update to a modern system. House is being sold as-is and is priced to reflect current condition. Great opportunity for a rental, flip, or a long term hold!

17. 1997-07-29
    soldstatus $52,500
18. 1990-10-19
    soldstatus $21,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$414/yr (+$34/mo · 63.4%)

ⓘ 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 ≥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: $15,233
• − Mortgage interest: −$5,316
• − Property taxes: −$653
• − Insurance: −$474
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,761
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $4,073/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

+351.9% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $94,900 MARMLS
• 2026-03-22 Listed $99,900 MARMLS
• 1997-07-29 Sold (Public Records) $52,500 Public Records
• 1990-10-19 Sold (Public Records) $21,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $653 · +0.0% YoY. Source: county tax records.