1708 W 8th St · Ashtabula, OH 44004

$109,900

3 bd · 1.0 ba · 932 sqft · SingleFamily public records · 55 Days on market

Built 1916 5,009 sqft lot $118/sqft · 20% below area Est $138k · 20% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential south of the Harbor! Positioned just a short distance from the vibrant Bridge Street district and the shore of Walnut Beach Park, this 1.5-story bungalow offers the rare opportunity to finish a high-end renovation exactly to your taste. Forget the "unseen" worries of older homes. The heavy lifting and expensive structural work have already been tackled with precision. Step inside to find a home reborn from the inside out. The residence feature updated 100-amp service with a new exterior meter socket, new Pella windows, and updated plumbing already roughed-in for the kitchen and bathroom. Much of the interior has been professionally drywalled and sanded, provid

Key facts

• High end renovation
• New pella windows
• Updated plumbing

Tags

• HIGH END RENOVATION
• UPDATED 100 AMP SERVICE
• NEW PELLA WINDOWS
• UPDATED PLUMBING
• PROFESSIONALLY DRYWALLED
• NEWLY CONSTRUCTED REAR DECK

Property features AI

Finance

• HOA & community: Neighborhood amenities include street lights and sidewalks

Exterior

• Parking: Attached garage with 1 car space; Driveway and on-street parking
• Utilities: Public water; Public sewer; Public power (standard utility connections)
• Home design: 2-story home; Faces north; Property listed as fixer
• Construction: Wood siding exterior; Asphalt/fiberglass roof; Block foundation; Built according to public records
• Exterior features: Covered front porch; Deck; Wood backyard fence; Other structure: garage

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the second floor
• Flooring: Wood flooring throughout primary living areas and bedrooms; Other flooring in bathroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Double-pane windows; High ceilings in the living room; Full unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 8.2% in Ashtabula — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, amenities F, commute 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.
• Market conditions: 162 active listings in the ZIP; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $71k; list at $110k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1916 — 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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $137,882
• List price: $109,900
• Delta: -20.29%
• 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
1627 W 6th St	0.15mi	2/1.0 (-1)	938 (+1%)	7mo	$159,900	$170	81
1733 W 7th St W	0.09mi	2/1.0 (-1)	864 (-7%)	3mo	$102,000	$118	76
710 Myrtle Ave	0.25mi	2/1.0 (-1)	992 (+6%)	5mo	$105,000	$106	68
1651 W 3rd St	0.32mi	3/1.0	1,025 (+10%)	5mo	$90,000	$88	64
605 Ohio Ave	0.18mi	3/1.0	1,038 (+11%)	11mo	$134,000	$129	64
1812 W 9th St	0.13mi	3/1.5	1,056 (+13%)	15mo	$154,000	$146	58
809 Norman Ave	0.49mi	2/1.0 (-1)	976 (+5%)	8mo	$164,000	$168	57
1420 Michigan Ave	0.54mi	2/1.0 (-1)	941 (+1%)	14mo	$121,000	$129	57
1403 Ohio Ave	0.53mi	2/1.0 (-1)	1,008 (+8%)	5mo	$140,000	$139	53
1501 W 19th St	0.72mi	3/1.5	864 (-7%)	6mo	$180,000	$208	47
2226 W 13th St	0.56mi	2/1.0 (-1)	1,005 (+8%)	11mo	$175,000	$174	46
1408 Allen Ave	0.67mi	2/1.5 (-1)	912 (-2%)	17mo	$145,000	$159	44

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,291
• Equity at exit: $16,386

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $34,260
• Equity at exit: $9,502

Cash invested: $30,772 (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: 162
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $363

Break-even live

Break-even rent $853

Max offer price $109,900

Occupancy floor 67%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 55 DOM
2. 2026-06-17
   days on market $109,900 Active 54 DOM
3. 2026-06-16
   days on market $109,900 Active 53 DOM
4. 2026-06-15
   days on market $109,900 Active 52 DOM
5. 2026-06-13
   days on market $109,900 Active 50 DOM
6. 2026-06-12
   days on market $109,900 Active 49 DOM
7. 2026-06-09
   days on market $109,900 Active 46 DOM
8. 2026-06-08
   days on market $109,900 Active 45 DOM
9. 2026-06-07
   days on market $109,900 Active 44 DOM
10. 2026-06-07
    days on market $109,900 Active 43 DOM
11. 2026-06-04
    days on market $109,900 Active 40 DOM
12. 2026-06-02
    days on market $109,900 Active 39 DOM
13. 2026-06-01
    days on market $109,900 Active 38 DOM
14. 2026-05-31
    days on market $109,900 Active 37 DOM
15. 2026-04-24
    listed $109,900 Active 1341-char remark
16. 2025-11-05
    historical
17. 2025-10-09
    price $116,000
18. 2025-08-25
    listed $119,900 Active
19. 2025-02-28
    historical
20. 2024-08-30
    listed $129,000 Active
21. 2024-01-15
    historical
22. 2023-10-11
    listed $89,900 Active
23. 2005-12-30
    soldstatus $70,700
24. 2005-12-30
    soldstatus $70,700
25. 2005-09-09
    listed $74,900

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$548/yr (+$46/mo · 88.6%)

ⓘ 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: $15,750
• − Mortgage interest: −$6,156
• − Property taxes: −$618
• − Insurance: −$550
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,197
• Taxable income: $2,709
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,708/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

+46.7% since first listed

11 events — show timeline

• 2026-04-24 Listed $109,900 MLSNOW
• 2025-11-05 Listing Removed — MLSNOW
• 2025-10-09 Price Changed $116,000 MLSNOW
• 2025-08-25 Listed $119,900 MLSNOW
• 2025-02-28 Listing Removed — MLSNOW
• 2024-08-30 Listed $129,000 MLSNOW
• 2024-01-15 Listing Removed — MLSNOW
• 2023-10-11 Listed $89,900 MLSNOW
• 2005-12-30 Sold (Public Records) $70,700 Public Records
• 2005-12-30 Sold (MLS) $70,700 MLSNOW
• 2005-09-09 Listed $74,900 MLSNOW

Property tax history

-13.6%/yr

Latest (2025): $618 · -0.2% YoY. Source: county tax records.