410 E 9th St · Ashland, OH 44805

$63,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 41 Days on market

Built 1901 $74/sqft · 48% below area Est $120k · 48% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hud Case# 412-755048 This 2-bedroom, 852-square-foot home features one bedroom on the main level, a second bedroom upstairs, and an open flex space. The layout includes a functional kitchen area with solid cabinetry, a full bath, and a full basement for additional storage or potential use. Situated on a 0.17-acre lot, the property offers a partially fenced backyard and a 2-car detached garage. Shared driveway access. Built in 1901, this home provides a solid foundation for those looking to update and add value. Buyers ready to put in work and make it their own.

Key facts

• 2 garage spots
• Built 1901
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.8% in Ashland — 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 72/100 on livability (#373 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities D-, commute F.
• Ashland City (town): math 70% / reading 69% proficiency, ranked #165 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 122 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $61,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (median comp): $120,358
• List price: $63,000
• Delta: -47.66%
• 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
601 E 8th St	0.25mi	3/1.0 (+1)	848 (-0%)	5mo	$133,700	$158	78
539 E 5th St	0.32mi	2/1.0	816 (-4%)	2mo	$150,000	$184	77
302 E 8th St	0.16mi	3/1.0 (+1)	936 (+10%)	2mo	$145,000	$155	70
537 E 5th St	0.31mi	3/1.0 (+1)	864 (+1%)	11mo	$125,000	$145	69
512 Ray Ave	0.29mi	3/2.0 (+1)	825 (-3%)	18mo	$58,000	$70	57
148 Lincoln Ave	0.64mi	2/1.0	848 (-0%)	14mo	$149,900	$177	57
39 Belle Ave	0.51mi	2/1.0	824 (-3%)	16mo	$150,000	$182	57
137 Ronald Ave	0.64mi	2/1.0	768 (-10%)	11mo	$173,000	$225	45
1325 Cottage St	0.73mi	2/1.0	878 (+3%)	24mo	$130,000	$148	41
94 Delafield Ave	0.64mi	2/1.0	736 (-14%)	8mo	$139,175	$189	41
181 Lincoln Ave	0.61mi	2/1.0	960 (+13%)	12mo	$157,000	$164	40
1520 Orange Rd #112	0.67mi	3/1.5 (+1)	924 (+8%)	20mo	$7,700	$8	31

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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.90×
• Total profit: $15,869
• Equity at exit: $9,394

10-year hold

• IRR: 31.7%
• Equity multiple: 4.43×
• Total profit: $60,533
• Equity at exit: $5,447

Cash invested: $17,640 (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 44805

• Rents YoY: 7.1%
• Active inventory: 122
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$330
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $344

Break-even live

Break-even rent $533

Max offer price $63,000

Occupancy floor 59%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	43d	1	0.16mi
222 E Walnut St Unit 212 Ashland, OH	2.0	1.0	970	$900	$0.93	43d	1	0.61mi
318 Quarry St Unit 4 Ashland, OH	2.0	1.0	750	$800	$1.07	43d	1	0.88mi
521 W 10th St Unit 521 Ashland, OH	1.0	1.0	568	$600	$1.06	43d	1	0.89mi
6 Cardinal Ct Unit BL008 Ashland, OH	1.0	1.0	576	$820	$1.42	43d	1	1.00mi
6 Cardinal Ct Unit BL42 Ashland, OH	1.0	1.0	576	$755	$1.31	43d	1	1.00mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	43d	1	1.13mi

Listing history 7 events

1. 2026-05-18
   price $63,000 567-char remark

   Show marketing remark (567 chars)

   Hud Case# 412-755048 This 2-bedroom, 852-square-foot home features one bedroom on the main level, a second bedroom upstairs, and an open flex space. The layout includes a functional kitchen area with solid cabinetry, a full bath, and a full basement for additional storage or potential use. Situated on a 0.17-acre lot, the property offers a partially fenced backyard and a 2-car detached garage. Shared driveway access. Built in 1901, this home provides a solid foundation for those looking to update and add value. Buyers ready to put in work and make it their own.

2. 2026-05-18
   price $63,000 567-char remark

   Show marketing remark (567 chars)

   Hud Case# 412-755048 This 2-bedroom, 852-square-foot home features one bedroom on the main level, a second bedroom upstairs, and an open flex space. The layout includes a functional kitchen area with solid cabinetry, a full bath, and a full basement for additional storage or potential use. Situated on a 0.17-acre lot, the property offers a partially fenced backyard and a 2-car detached garage. Shared driveway access. Built in 1901, this home provides a solid foundation for those looking to update and add value. Buyers ready to put in work and make it their own.

3. 2026-04-10
   listed $83,000 Active 567-char remark

   Show marketing remark (567 chars)

   Hud Case# 412-755048 This 2-bedroom, 852-square-foot home features one bedroom on the main level, a second bedroom upstairs, and an open flex space. The layout includes a functional kitchen area with solid cabinetry, a full bath, and a full basement for additional storage or potential use. Situated on a 0.17-acre lot, the property offers a partially fenced backyard and a 2-car detached garage. Shared driveway access. Built in 1901, this home provides a solid foundation for those looking to update and add value. Buyers ready to put in work and make it their own.

4. 2026-04-10
   listed $83,000 Active 567-char remark

   Show marketing remark (567 chars)

   Hud Case# 412-755048 This 2-bedroom, 852-square-foot home features one bedroom on the main level, a second bedroom upstairs, and an open flex space. The layout includes a functional kitchen area with solid cabinetry, a full bath, and a full basement for additional storage or potential use. Situated on a 0.17-acre lot, the property offers a partially fenced backyard and a 2-car detached garage. Shared driveway access. Built in 1901, this home provides a solid foundation for those looking to update and add value. Buyers ready to put in work and make it their own.

5. 2015-07-29
   soldstatus $55,000
6. 2012-02-01
   soldstatus $59,000
7. 1983-09-12
   soldstatus $9,500

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$104/yr (+$9/mo · 13.4%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,631
• − Mortgage interest: −$3,529
• − Property taxes: −$776
• − Insurance: −$315
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,833
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,337/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: Ashland City
• NCES district ID: 3904350
• Math proficiency: 70% ▼ -2.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $43,164
• Composite: 58.31/100
• National rank: #1015
• State rank: #165 of 656 in OH

Livability — Ashland

• Score: 72/100
• State rank: #373
• US rank: #6095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, OH
• County: Ashland County · 30,805 people
• City population: 30,805
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, 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

+563.2% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $63,000 MARMLS
• 2026-05-18 Price Changed $63,000 ABOR
• 2026-04-10 Listed $83,000 ABOR
• 2026-04-10 Listed $83,000 MARMLS
• 2015-07-29 Sold (Public Records) $55,000 Public Records
• 2012-02-01 Sold (Public Records) $59,000 Public Records
• 1983-09-12 Sold (Public Records) $9,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $776 · +0.0% YoY. Source: county tax records.