1633 W 5th St · Ashtabula, OH 44004

$234,900

4 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 10 Days on market

Built 1890 8,712 sqft lot Est $165k · 43% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see this beauty! Located one block from Lake Erie, Walnut Beach & the beautiful Historical Harbor Bridge Street. 4 bedrooms, 2 full bath single family home with enclosed front porch. Beautiful original woodwork throughout, laminate flooring, newer roof, all appliances stay including washer & dryer. Large backyard. Currently operating as an Airbnb. Fully furnished & turnkey if desired. 1 car garage, plenty of parking. Great investment property!

Key facts

• Freestanding tub
• Waterfront dining
• Convenient access

Tags

• FREESTANDING TUB
• UPDATED SHOWER
• WATERFRONT DINING
• LAKE ERIE ATTRACTIONS
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Faces south; Block foundation
• Construction: Vinyl siding; Metal roof; Built according to public records
• Exterior features: Enclosed porch; Patio; Porch; City lot; Has a view; Detached garage structure

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating with baseboard and forced air; Central air conditioning
• Interior features: Natural woodwork; Full unfinished basement with concrete floor and storage space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Cap rate 13.0% vs local median 8.2% in Ashtabula — 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 71/100 on livability (#420 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Ashtabula Area City (town): math 24% / reading 35% proficiency, ranked #588 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Superior Intermediate School (math 30% / reading 31%, grade F, #1,151 of 1,584 statewide, top 73%, 436 students, 0% FRL); Lakeside Junior High School (math 24% / reading 34%, grade F, #579 of 654 statewide, top 89%, 505 students, 0% FRL); Lakeside High School (math 12% / reading 37%, grade F, #644 of 781 statewide, top 85%, 894 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 169 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• At $3,531/mo this rent would consume 86% of the median local household income ($50k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Ashtabula County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $170k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,900

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1708 W 7th St	0.15mi	4/2.0	1,638 (+3%)	6mo	$110,000	$67	78
1525 W 8th St	0.16mi	4/1.0	1,648 (+4%)	15mo	$140,000	$85	74
301 Pennsylvania Ave	0.15mi	3/2.0 (-1)	1,616 (+2%)	10mo	$154,900	$96	72
1723 W 9th St	0.28mi	3/1.5 (-1)	1,534 (-3%)	13mo	$160,000	$104	64
1415 W 9th St	0.29mi	4/1.5	1,744 (+10%)	5mo	$75,000	$43	64
415 Pennsylvania Ave E	0.10mi	3/1.0 (-1)	1,400 (-12%)	11mo	$179,900	$129	62
1712 W 6th St	0.11mi	3/1.5 (-1)	1,348 (-15%)	2mo	$155,000	$115	62
1923 W 11th St	0.52mi	3/2.0 (-1)	1,493 (-6%)	6mo	$82,000	$55	52
1814 W 13th St	0.63mi	3/2.0 (-1)	1,568 (-1%)	10mo	$145,000	$92	52
920 Ohio Ave	0.36mi	3/2.0 (-1)	1,431 (-10%)	10mo	$202,000	$141	50
2512 W 9th St	0.69mi	4/2.0	1,456 (-8%)	2mo	$225,000	$155	49
608 Lyndon Ave	0.38mi	3/2.0 (-1)	1,362 (-14%)	11mo	$185,000	$136	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $45,928
• Equity at exit: $35,024

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $148,032
• Equity at exit: $20,310

Cash invested: $65,772 (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 44004

• Home prices YoY: -30.5%
• Active inventory: 169
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,531 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $1,319

Break-even live

Break-even rent $1,861

Max offer price $234,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,452	-5% $1,386	+0% $1,319	+5% $1,253	+10% $1,186
Rent	-10% $1,040	-5% $1,180	+0% $1,319	+5% $1,459	+10% $1,598
Rate	-1.0pp $1,438	-0.5pp $1,379	base $1,319	+0.5pp $1,259	+1.0pp $1,197

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Myrtle Ave Ashtabula, OH	3.0	1.5	1184	$1,600	$1.35	45d	1	0.64mi
1036 Union Ave Unit 1496086P Ashtabula, OH	3.0	1.0	1496	$5,341	$3.57	45d	1	0.76mi

Listing history 9 events

1. 2026-06-21
   days on market $234,900 Active 10 DOM
2. 2026-06-21
   days on market $234,900 Active 9 DOM
3. 2026-06-18
   days on market $234,900 Active 7 DOM
4. 2026-06-17
   days on market $234,900 Active 6 DOM
5. 2026-06-16
   days on market $234,900 Active 5 DOM
6. 2026-06-15
   days on market $234,900 Active 4 DOM
7. 2026-06-13
   days on market $234,900 Active 2 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $234,900 Active 1 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: $1,684 · $140/mo
• Projected year-2 tax: $2,674 · $223/mo
• Expected delta: +$990/yr (+$83/mo · 58.8%)

ⓘ 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 ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,371
• − Mortgage interest: −$13,158
• − Property taxes: −$1,684
• − Insurance: −$1,174
• − Repairs & maintenance: −$3,390
• − Management: −$3,390
• − Depreciation: −$6,833
• Taxable income: $12,742
• Est. tax owed @ 24.0%: −$3,058
• After-tax cash flow: $12,775/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: Ashtabula Area City
• NCES district ID: 3904351
• Math proficiency: 24% ▼ -27.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $34,812
• Composite: 24.3/100
• National rank: #7712
• State rank: #588 of 656 in OH

Livability — Ashtabula

• Score: 71/100
• State rank: #420
• US rank: #6883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashtabula, OH
• County: Ashtabula · 97,617 people
• City population: 31,076
• Metro: Cleveland, OH
• Population (ZIP): 31,076
• Household income: $49,507
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 14.1

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 4% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.51%
• Current HPI: 260.7146
• 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

+193.6% since first listed

8 events — show timeline

• 2026-06-11 Listed $234,900 MLSNOW
• 2025-03-03 Sold (Public Records) $170,000 Public Records
• 2025-02-28 Sold (MLS) $170,000 MLSNOW
• 2025-02-16 Pending — MLSNOW
• 2025-02-12 Listed $165,000 MLSNOW
• 2012-08-30 Sold (MLS) $15,000 MLSNOW
• 2012-06-27 Listed $17,900 MLSNOW
• 2006-11-02 Sold (Public Records) $80,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,684 · -0.2% YoY. Source: county tax records.