1229 Jackson St · Zanesville, OH 43701

$155,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 65 Days on market

Built 1901 4,791 sqft lot $99/sqft · 17% above area Est $133k · 17% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buying House Ins `as Is` Condition. Buyers Must Be Pre-approved.

Key facts

• 4,791 sq ft lot
• Built 1901
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $63 ($759/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 $138k (11.1% below list).
• Recommended offer: $138k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.2% in Zanesville — 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 74/100 on livability (#290 in OH, #4,764 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, commute F.
• Zanesville City (town): math 29% / reading 38% proficiency, ranked #570 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 300 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 $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,843 (11.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $132,680
• List price: $155,000
• Delta: 16.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 Jackson St	0.01mi	3/2.0	1,522 (-2%)	21mo	$130,000	$85	74
16 Beech Rock Dr	0.25mi	3/2.0	1,491 (-4%)	7mo	$196,000	$131	71
215 Gant St	0.42mi	3/1.0	1,516 (-3%)	9mo	$155,000	$102	68
742 Findley Ave	0.29mi	3/1.0	1,514 (-3%)	18mo	$175,000	$116	66
1321 Hazel Ave	0.67mi	3/1.0	1,584 (+2%)	3mo	$175,000	$110	63
780 Findley Ave	0.34mi	3/1.5	1,438 (-8%)	10mo	$59,900	$42	61
1305 Ridge Ave	0.71mi	3/1.0	1,466 (-6%)	4mo	$119,000	$81	53
215 Corwin Ave	0.75mi	3/2.5	1,572 (+1%)	13mo	$180,000	$115	47
111 Corwin Ave	0.64mi	4/2.0 (+1)	1,358 (-13%)	16mo	$195,000	$144	26

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-19,366
• Equity at exit: $23,111

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,437
• Equity at exit: $13,402

Cash invested: $43,400 (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: 300
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $63

Break-even live

Break-even rent $1,298

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $107	+0% $63	+5% $19	+10% $-24
Rent	-10% $-46	-5% $9	+0% $63	+5% $118	+10% $172
Rate	-1.0pp $141	-0.5pp $103	base $63	+0.5pp $23	+1.0pp $-18

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $155,000 Active 65 DOM
2. 2026-06-19
   days on market $155,000 Active 63 DOM
3. 2026-06-18
   days on market $155,000 Active 62 DOM
4. 2026-06-17
   days on market $155,000 Active 61 DOM
5. 2026-06-16
   days on market $155,000 Active 60 DOM
6. 2026-06-15
   days on market $155,000 Active 59 DOM
7. 2026-06-14
   days on market $155,000 Active 57 DOM
8. 2026-06-12
   days on market $155,000 Active 56 DOM
9. 2026-06-09
   days on market $155,000 Active 53 DOM
10. 2026-06-08
    days on market $155,000 Active 52 DOM
11. 2026-06-07
    days on market $155,000 Active 51 DOM
12. 2026-06-05
    days on market $155,000 Active 48 DOM
13. 2026-06-02
    days on market $155,000 Active 46 DOM
14. 2026-06-01
    days on market $155,000 Active 45 DOM
15. 2026-05-31
    days on market $155,000 Active 44 DOM
16. 2026-05-30
    days on market $155,000 Active 43 DOM
17. 2026-05-05
    price $155,000
18. 2026-04-17
    listed $169,900 Active
19. 2023-06-06
    soldstatus $578,000
20. 2020-08-21
    soldstatus $200,000
21. 2010-09-14
    soldstatus $215,000
22. 2006-02-02
    soldstatus $6,500 64-char remark

    Show marketing remark (64 chars)

    Buying House Ins `as Is` Condition. Buyers Must Be Pre-approved.

23. 2005-08-05
    listed $6,500 64-char remark

    Show marketing remark (64 chars)

    Buying House Ins `as Is` Condition. Buyers Must Be Pre-approved.

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,765 · $147/mo
• Expected delta: +$653/yr (+$54/mo · 58.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $16,541
• − Mortgage interest: −$8,682
• − Property taxes: −$1,113
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,509
• Taxable loss: −$1,851
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,204/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: Zanesville City
• NCES district ID: 3904517
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $29,695
• Composite: 27.13/100
• National rank: #7035
• State rank: #570 of 656 in OH

Livability — Zanesville

• Score: 74/100
• State rank: #290
• US rank: #4764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zanesville, OH
• County: Muskingum County · 56,402 people
• City population: 56,402
• 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

+2284.6% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $155,000 MLSNOW
• 2026-04-17 Listed $169,900 MLSNOW
• 2023-06-06 Sold (Public Records) $578,000 Public Records
• 2020-08-21 Sold (Public Records) $200,000 Public Records
• 2010-09-14 Sold (Public Records) $215,000 Public Records
• 2006-02-02 Sold (MLS) $6,500 MLSNOW
• 2005-08-05 Listed $6,500 MLSNOW

Property tax history

+3.2%/yr

Latest (2025): $1,113 · -3.4% YoY. Source: county tax records.