615 Clark St · Cambridge, OH 43725

$169,000

3 bd · 2.0 ba · 2,031 sqft · SingleFamily public records · 167 Days on market

Built 1900 5,227 sqft lot $83/sqft · at area comps Est $176k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +9.4/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• 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

Listing remarks MLS

Just over 2,000 square feet to make your own! Some improvements are complete at this 3 bedroom, 2 bath, 2-story home located just a few blocks northeast of downtown Cambridge, Ohio. A second lot provides access from Blaine Avenue to paved parking behind the home.

Key facts

• Paved parking
• Second lot
• 5,227 sq ft lot

Tags

• PAVED PARKING
• SECOND LOT
• ACCESS FROM BLAINE AVENUE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $52 ($624/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 $151k (10.5% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Cambridge Middle School (math 32% / reading 42%, grade F, #535 of 654 statewide, top 82%, 409 students, 55% FRL); Cambridge High School (math 17% / reading 52%, grade F, #582 of 781 statewide, top 76%, 535 students, 43% FRL).
• 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $20k; list at $169k implies a 745% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $176,404
• List price: $169,000
• Delta: -4.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 N 16th St	0.12mi	4/2.0 (+1)	2,028 (-0%)	1mo	$190,000	$94	88
801 N 12th	0.18mi	3/1.5	2,024 (-0%)	12mo	$175,000	$86	79
609 Clark St	0.02mi	3/2.0	2,130 (+5%)	14mo	$280,000	$131	79
811 Clark St	0.14mi	3/2.0	1,900 (-6%)	14mo	$270,000	$142	71
1215 N 13th St	0.51mi	3/2.0	2,012 (-1%)	11mo	$255,000	$127	66
821 N 16th St	0.19mi	4/2.5 (+1)	2,142 (+6%)	12mo	$289,000	$135	65
1307 Cobo Ln	0.25mi	3/2.0	1,778 (-12%)	3mo	$226,000	$127	65
512 N 10th St	0.28mi	4/1.5 (+1)	2,194 (+8%)	12mo	$115,000	$52	57
1440 Edgeworth Ave	0.41mi	3/2.5	1,856 (-9%)	14mo	$229,900	$124	53
1001 Clark St	0.30mi	3/1.5	1,760 (-13%)	12mo	$189,000	$107	52
215 N 10th St	0.46mi	3/1.5	1,756 (-14%)	10mo	$166,250	$95	45
202 S 9th St	0.72mi	3/1.5	1,814 (-11%)	13mo	$225,000	$124	36

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-24,066
• Equity at exit: $25,198

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-16,662
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $52

Break-even live

Break-even rent $1,446

Max offer price $169,000

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $100	+0% $52	+5% $4	+10% $-44
Rent	-10% $-67	-5% $-8	+0% $52	+5% $112	+10% $171
Rate	-1.0pp $137	-0.5pp $95	base $52	+0.5pp $8	+1.0pp $-36

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $169,000 Active 167 DOM
2. 2026-06-21
   days on market $169,000 Active 166 DOM
3. 2026-06-18
   days on market $169,000 Active 164 DOM
4. 2026-06-17
   days on market $169,000 Active 163 DOM
5. 2026-06-16
   days on market $169,000 Active 162 DOM
6. 2026-06-15
   days on market $169,000 Active 161 DOM
7. 2026-06-13
   days on market $169,000 Active 159 DOM
8. 2026-06-12
   days on market $169,000 Active 158 DOM
9. 2026-06-09
   days on market $169,000 Active 155 DOM
10. 2026-06-08
    days on market $169,000 Active 154 DOM
11. 2026-06-07
    days on market $169,000 Active 153 DOM
12. 2026-06-07
    days on market $169,000 Active 152 DOM
13. 2026-06-04
    days on market $169,000 Active 149 DOM
14. 2026-06-02
    days on market $169,000 Active 148 DOM
15. 2026-06-01
    days on market $169,000 Active 147 DOM
16. 2026-05-31
    days on market $169,000 Active 146 DOM
17. 2026-01-03
    listed $169,000 Active 263-char remark

    Show marketing remark (263 chars)

    Just over 2,000 square feet to make your own! Some improvements are complete at this 3 bedroom, 2 bath, 2-story home located just a few blocks northeast of downtown Cambridge, Ohio. A second lot provides access from Blaine Avenue to paved parking behind the home.

18. 2026-01-03
    listed $169,000 Active 263-char remark

    Show marketing remark (263 chars)

    Just over 2,000 square feet to make your own! Some improvements are complete at this 3 bedroom, 2 bath, 2-story home located just a few blocks northeast of downtown Cambridge, Ohio. A second lot provides access from Blaine Avenue to paved parking behind the home.

19. 2025-05-21
    soldstatus $20,000
20. 2023-07-21
    historical
21. 2023-07-11
    price $100,000
22. 2023-06-29
    price $115,000
23. 2023-06-26
    listed $125,000 Active
24. 2023-04-07
    soldstatus $47,000
25. 2019-10-24
    soldstatus $47,000
26. 2019-06-20
    listed $52,900
27. 2011-05-03
    soldstatus $31,000
28. 2011-04-29
    soldstatus $31,000
29. 2010-09-17
    historical
30. 2010-09-16
    listed $37,900
31. 2010-07-30
    listed $39,900
32. 2007-06-01
    historical
33. 2006-06-01
    listed $65,700
34. 2005-10-27
    historical
35. 2005-07-18
    listed $69,900
36. 2000-10-25
    historical
37. 2000-06-30
    listed $72,900
38. 1999-02-02
    soldstatus $20,000

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,433 · $203/mo
• Expected delta: +$203/yr (+$17/mo · 9.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 18 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: −$9,467
• − Property taxes: −$2,230
• − Insurance: −$845
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,916
• Taxable loss: −$2,217
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $1,156/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

+745.0% since first listed

22 events — show timeline

• 2026-01-03 Listed $169,000 MLSNOW
• 2026-01-03 Listed $169,000 CBRMLS
• 2025-05-21 Sold (Public Records) $20,000 Public Records
• 2023-07-21 Listing Removed — MLSNOW
• 2023-07-11 Price Changed $100,000 MLSNOW
• 2023-06-29 Price Changed $115,000 MLSNOW
• 2023-06-26 Listed $125,000 MLSNOW
• 2023-04-07 Sold (Public Records) $47,000 Public Records
• 2019-10-24 Sold (MLS) $47,000 MLSNOW
• 2019-06-20 Listed $52,900 MLSNOW
• 2011-05-03 Sold (Public Records) $31,000 Public Records
• 2011-04-29 Sold (MLS) $31,000 MLSNOW
• 2010-09-17 Listing Removed — MLSNOW
• 2010-09-16 Listed $37,900 MLSNOW
• 2010-07-30 Listed $39,900 MLSNOW
• 2007-06-01 Listing Removed — MLSNOW
• 2006-06-01 Listed $65,700 MLSNOW
• 2005-10-27 Listing Removed — MLSNOW
• 2005-07-18 Listed $69,900 MLSNOW
• 2000-10-25 Listing Removed — CBRMLS
• 2000-06-30 Listed $72,900 CBRMLS
• 1999-02-02 Sold (Public Records) $20,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,230 · +55.2% YoY. Source: county tax records.