104 Chestnut St · Coshocton, OH 43812

$69,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 14 Days on market

Built 1900 3,950 sqft lot Est $117k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in the heart of Coshocton! This 2-story home offers approximately 1,248 sq. ft. of living space with 3 bedrooms, 1 full bath, a basement, and public utilities. Situated on a manageable 0.09-acre lot, the property provides excellent potential as a rental, flip, or value-add investment. Conveniently located near downtown amenities, shopping, and major roadways. With solid bones and plenty of upside, this property is ready for your vision and improvements. Whether you're expanding your rental portfolio or looking for your next renovation project, don't miss this investment opportunity.

Key facts

• Manageable lot
• Major roadways
• 2 story home

Tags

• 2 STORY HOME
• MANAGEABLE LOT
• PUBLIC UTILITIES
• NEAR DOWNTOWN AMENITIES
• SHOPPING
• MAJOR ROADWAYS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer
• Home design: 2-story; Property listed as fixer condition
• Construction: Frame construction; Asbestos shingle roof
• Exterior features: Lot recorded as approximately 0.0907 acres

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Wall unit cooling
• Interior features: Has basement (type: Other); Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $70k).
• Cap rate 11.1% vs local median 3.8% in Coshocton — 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 69/100 on livability (#526 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities F, commute F.
• Coshocton City (town): math 39% / reading 49% proficiency, ranked #518 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coshocton County population projected at -18% 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1900 — 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: 1.35% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $117,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Pine St	0.56mi	3/2.0	1,190 (-5%)	1mo	$122,000	$103	62
546 Cemetery St	0.46mi	3/1.0	1,120 (-10%)	2mo	$135,000	$121	60
123 Walnut St	0.21mi	2/2.0 (-1)	1,332 (+7%)	12mo	$125,000	$94	60
731 S 6th St	0.72mi	3/1.0	1,278 (+2%)	3mo	$110,000	$86	60
440 S 3rd St	0.51mi	3/1.5	1,185 (-5%)	11mo	$69,000	$58	56
316 S 6th St	0.55mi	3/1.0	1,152 (-8%)	12mo	$110,000	$95	52
631 Locust St	0.52mi	3/2.0	1,112 (-11%)	5mo	$78,000	$70	49
426 N 8th St	0.67mi	3/1.0	1,314 (+5%)	14mo	$129,000	$98	48
640 Orange St	0.59mi	2/1.0 (-1)	1,108 (-11%)	3mo	$29,000	$26	46
854 Locust St	0.72mi	2/1.0 (-1)	1,172 (-6%)	15mo	$70,000	$60	39
421 S 7th St	0.68mi	3/1.5	1,428 (+14%)	8mo	$39,900	$28	36
828 Grandview Ave	0.75mi	2/1.0 (-1)	1,064 (-15%)	2mo	$105,000	$99	34

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $6,639
• Equity at exit: $10,422

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $28,918
• Equity at exit: $6,044

Cash invested: $19,572 (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 43812

• Active inventory: 118
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $282

Break-even live

Break-even rent $583

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $322	-5% $302	+0% $282	+5% $262	+10% $243
Rent	-10% $208	-5% $245	+0% $282	+5% $319	+10% $356
Rate	-1.0pp $317	-0.5pp $300	base $282	+0.5pp $264	+1.0pp $246

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Pine St Coshocton, OH	3.0	1.0	1277	$1,100	$0.86	15d	1	0.73mi
925 Walnut St Coshocton, OH	2.0	1.0	1096	$800	$0.73	15d	1	0.80mi
632 Bank St Coshocton, OH	2.0	1.0	832	$850	$1.02	15d	1	1.01mi

Listing history 11 events

1. 2026-06-21
   days on market $69,900 Active 14 DOM
2. 2026-06-18
   days on market $69,900 Active 12 DOM
3. 2026-06-17
   days on market $69,900 Active 11 DOM
4. 2026-06-16
   days on market $69,900 Active 10 DOM
5. 2026-06-15
   days on market $69,900 Active 9 DOM
6. 2026-06-13
   days on market $69,900 Active 7 DOM
7. 2026-06-12
   days on market $69,900 Active 6 DOM
8. 2026-06-09
   days on market $69,900 Active 3 DOM
9. 2026-06-08
   days on market $69,900 Active 2 DOM
10. 2026-06-07
    remarks 610-char remark
11. 2026-06-07
    listed $69,900 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: $783 · $65/mo
• Projected year-2 tax: $937 · $78/mo
• Expected delta: +$154/yr (+$13/mo · 19.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,287
• − Mortgage interest: −$3,915
• − Property taxes: −$783
• − Insurance: −$350
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,033
• Taxable income: $2,399
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $2,809/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: Coshocton City
• NCES district ID: 3904382
• Math proficiency: 39% ▼ -22.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $33,758
• Composite: 36.22/100
• National rank: #4726
• State rank: #518 of 656 in OH

Livability — Coshocton

• Score: 69/100
• State rank: #526
• US rank: #8938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coshocton, OH
• County: Coshocton · 37,075 people
• Population (ZIP): 18,716
• Household income: $51,930
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 7.2

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.33%
• Current HPI: 216.5142
• 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

1 event — show timeline

• 2026-06-06 Listed $69,900 MLSNOW

Property tax history

+2.0%/yr

Latest (2025): $783 · +8.6% YoY. Source: county tax records.