174 South · Frazeysburg, OH 43822

$214,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 8 Days on market

Built 1901 10,541 sqft lot Est $158k · 36% over

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Why this score? — see what drove the F 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 +5.5/30.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Bedeooms and 1 bath, newer roof, gutters, AC and furnace, garage 26 x 55 with electric, two lots

Key facts

• Updated kitchen
• New vinyl siding
• New roof

Tags

• REMODELED HOME
• UPDATED KITCHEN
• DEDICATED LAUNDRY ROOM
• NEW VINYL SIDING
• NEW ROOF
• OUTDOOR RECREATION SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (51.4% below list).
• Recommended offer: $104k (51.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#760 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Tri-Valley Local (rural): math 64% / reading 66% proficiency, ranked #215 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 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 $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $85k; list at $214k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,944 (51.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.49% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.23%
• DSCR: 0.59
• GRM: 17.2

CMA / ARV

• ARV (on-the-fly): $157,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W 4th St	0.30mi	2/1.0	862 (+1%)	5mo	$159,900	$185	80

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: -32.8%
• Equity multiple: -0.07×
• Total profit: $-64,152
• Equity at exit: $31,908

10-year hold

• IRR: -39.6%
• Equity multiple: -0.57×
• Total profit: $-94,107
• Equity at exit: $18,503

Cash invested: $59,920 (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 43822

• Home prices YoY: -21.5%
• Active inventory: 29
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-461

Break-even live

Break-even rent $1,623

Max offer price $132,540

Occupancy floor —

Sensitivity live

Price	-10% $-340	-5% $-401	+0% $-461	+5% $-522	+10% $-582
Rent	-10% $-543	-5% $-502	+0% $-461	+5% $-420	+10% $-379
Rate	-1.0pp $-353	-0.5pp $-407	base $-461	+0.5pp $-517	+1.0pp $-573

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $214,000 Active 8 DOM
2. 2026-06-19
   days on market $214,000 Active 6 DOM
3. 2026-06-18
   days on market $214,000 Active 5 DOM
4. 2026-06-17
   days on market $214,000 Active 4 DOM
5. 2026-06-16
   days on market $214,000 Active 3 DOM
6. 2026-06-15
   days on market $214,000 Active 2 DOM
7. 2026-06-14
   pricedays on marketlisting id $214,000 Active 1 DOM
8. 2026-06-12
   days on market $210,000 Active 8 DOM
9. 2026-06-09
   days on market $210,000 Active 5 DOM
10. 2026-06-08
    days on market $210,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $210,000 Active 3 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: $851 · $71/mo
• Projected year-2 tax: $2,094 · $175/mo
• Expected delta: +$1,244/yr (+$104/mo · 146.2%)

ⓘ 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 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,473
• − Mortgage interest: −$11,987
• − Property taxes: −$851
• − Insurance: −$1,070
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$6,225
• Taxable loss: −$9,656
• Est. tax savings @ 24.0%: +$2,317
• After-tax cash flow: $-3,216/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: Tri-Valley Local
• NCES district ID: 3904887
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $48,616
• Composite: 55.09/100
• National rank: #1286
• State rank: #215 of 656 in OH

Livability — Frazeysburg

• Score: 64/100
• State rank: #760
• US rank: #13700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frazeysburg, OH
• County: Coshocton · 37,075 people
• Population (ZIP): 4,520
• Household income: $60,423
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 7.0

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 4% Slovak 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% 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: ▼ -72.51%
• Current HPI: 264.3694
• 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

+223.6% since first listed

7 events — show timeline

• 2026-06-04 Listed $210,000 ForSaleByOwner.com
• 2025-11-06 Sold (Public Records) $113,333 Public Records
• 2025-11-06 Sold (MLS) $85,000 MLSNOW
• 2025-10-10 Contingent — MLSNOW
• 2025-09-15 Listed $110,000 MLSNOW
• 2021-03-08 Sold (MLS) $60,000 MLSNOW
• 2020-09-04 Listed $64,900 MLSNOW

Property tax history

+11.0%/yr

Latest (2025): $851 · +0.9% YoY. Source: county tax records.