44 Kensington Ave · South Zanesville, OH 43701

$129,900

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 24 Days on market

Built 1901 5,749 sqft lot $125/sqft · 14% below area Est $168k · 23% under ↓ 21% since listing

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Why this score? — see what drove the C+ 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ONLY $ 129,900 ! Great Convenient Neighborhood Maysville Schools Double Lot, Covered Front Porch ( 18' x 16' ) Plus Covered Side Porch ( 16' x 8' ) Large Eat-In Kitchen, Main Floor Laundry Room or Office due to the Additional Outside Entry, ( Room Could also be converted to a Main Floor Bedroom ) Full Basement with Inside And outside Access, ( inside Stairway Plus Outside Covered Entry ) Original hardwood Floors, Newer 1 Car Garage with Electric and Automatic Garage Door Opener, 2 Large Bedrooms and the updated full Bath on the Second Floor, Unique Round Window Sets Off the Upstairs Hall at the Top of the Stairway, There are the Original Hardwood Floors under the Linoleum in The Bedroom,

Key facts

• Covered front porch
• Large eat-in kitchen
• Main floor office

Tags

• DOUBLE LOT
• COVERED FRONT PORCH
• COVERED SIDE PORCH
• LARGE EAT-IN KITCHEN
• MAIN FLOOR OFFICE
• FULL BASEMENT

Property features AI

Exterior

• Parking: 1-car garage; Unpaved parking
• Utilities: Public water; Public sewer
• Home design: 2 stories (3 total reported); Has view; Below-grade finished area reported by owner
• Construction: Wood siding; Asphalt, rubber, and slate roof; Block foundation; Built (year per public records)
• Exterior features: Covered front and side porches; Back yard, front yard — level/flat; Garage(s)

Interior

• Kitchen: Large eat-in kitchen with wood floors
• Bedrooms: Spacious master bedroom (Second level); Guest bedroom with wood floors (Second level)
• Flooring: Wood flooring in kitchen and guest bedroom; Carpet and wood flooring in living room
• Bathrooms: Main bathroom (Second level) — updated
• Heating & cooling: Forced air heating (gas)
• Interior features: Storm windows; Eat-in kitchen; See remarks
• Laundry & utility: Main floor laundry; Office doubles as laundry room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (1.3% below list).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#242 in OH, #3,856 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, commute F, employment F.
• Maysville Local (town): math 46% / reading 56% proficiency, ranked #435 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 299 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $167,962
• List price: $129,900
• Delta: -13.73%
• 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
97 E King St	0.27mi	2/1.0 (-1)	1,056 (+1%)	2mo	$115,000	$109	78
84 Edmund St	0.16mi	3/2.0	1,040 (-0%)	13mo	$180,000	$173	77
67 E King St	0.23mi	2/2.0 (-1)	1,088 (+4%)	1mo	$139,800	$128	72
900 Milldale Ave	0.42mi	3/1.0	1,080 (+4%)	10mo	$214,999	$199	66
77 Grandview Ave	0.45mi	3/1.0	1,104 (+6%)	6mo	$270,000	$245	64
27 Marshdale Rd	0.46mi	3/1.0	1,144 (+10%)	1mo	$195,000	$170	61
20 E Overlook Dr	0.64mi	3/1.5	1,092 (+5%)	11mo	$237,000	$217	51
2654 Darlington Dr	0.66mi	3/2.0	1,188 (+14%)	1mo	$289,000	$243	41
1131 Federal Ave	0.69mi	2/1.0 (-1)	960 (-8%)	11mo	$145,000	$151	41
92 Beechrock Dr	0.68mi	3/1.0	1,176 (+13%)	8mo	$187,000	$159	40
801 Federal	0.66mi	3/1.5	1,155 (+11%)	14mo	$58,000	$50	37
25 W Overlook Dr	0.57mi	3/2.0	1,196 (+15%)	14mo	$250,000	$209	33

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,386
• Equity at exit: $19,369

10-year hold

• IRR: 7.7%
• Equity multiple: 1.61×
• Total profit: $22,175
• Equity at exit: $11,231

Cash invested: $36,372 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 299
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $237

Break-even live

Break-even rent $982

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $311	-5% $274	+0% $237	+5% $200	+10% $164
Rent	-10% $136	-5% $187	+0% $237	+5% $288	+10% $339
Rate	-1.0pp $303	-0.5pp $270	base $237	+0.5pp $204	+1.0pp $169

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $129,900 Active 24 DOM
2. 2026-06-18
   days on market $129,900 Active 23 DOM
3. 2026-06-17
   days on market $129,900 Active 22 DOM
4. 2026-06-16
   days on market $129,900 Active 21 DOM
5. 2026-06-15
   days on market $129,900 Active 20 DOM
6. 2026-06-14
   days on market $129,900 Active 18 DOM
7. 2026-06-12
   days on market $129,900 Active 17 DOM
8. 2026-06-09
   days on market $129,900 Active 14 DOM
9. 2026-06-08
   days on market $129,900 Active 13 DOM
10. 2026-06-07
    days on market $129,900 Active 12 DOM
11. 2026-06-02
    days on market $129,900 Active 7 DOM
12. 2026-06-01
    days on market $129,900 Active 6 DOM
13. 2026-05-31
    days on market $129,900 Active 5 DOM
14. 2026-05-30
    days on market $129,900 Active 4 DOM
15. 2026-05-17
    historical
16. 2026-04-20
    price $144,900
17. 2025-11-17
    listed $164,900 Active

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$769/yr (+$64/mo · 157.1%)

ⓘ 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 ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,393
• − Mortgage interest: −$7,276
• − Property taxes: −$489
• − Insurance: −$650
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,779
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,671/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: Maysville Local
• NCES district ID: 3904885
• Math proficiency: 46% ▼ -19.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $40,901
• Composite: 42.71/100
• National rank: #3167
• State rank: #435 of 656 in OH

Livability — South Zanesville

• Score: 75/100
• State rank: #242
• US rank: #3856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Zanesville, OH
• County: Muskingum County · 56,402 people
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, 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

-21.2% since first listed

4 events — show timeline

• 2026-05-26 Listed $129,900 MLSNOW
• 2026-05-17 Listing Removed — MLSNOW
• 2026-04-20 Price Changed $144,900 MLSNOW
• 2025-11-17 Listed $164,900 MLSNOW

Property tax history

+4.8%/yr

Latest (2025): $489 · +0.9% YoY. Source: county tax records.