1293 Sharon Ave · Zanesville, OH 43701

$54,900

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 34 Days on market

Built 1901 7,187 sqft lot ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! Brick home, 2-car garage, ready for your touch. Home needs work - and due to its current condition, the seller is looking for cash or private money loans only. 2 parcels are included, totalling . 165 acres

Key facts

• 7,187 sq ft lot
• 2 garage spots
• Built 1901

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Brick construction; Shingle roof
• Construction: Built in public records (year from public records)
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 3.3% in Zanesville — 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 74/100 on livability (#290 in OH, #4,764 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, commute F.
• Zanesville City (town): math 29% / reading 38% proficiency, ranked #570 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 299 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $5k (8%) 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 $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.52% ✓
• Cap rate: 21.70%
• Cash-on-cash: 55.02%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $150,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 Sharon Ave	0.06mi	2/1.0 (-1)	1,550 (+2%)	2mo	$47,500	$31	88
1226 Richards Ave	0.32mi	3/2.0	1,594 (+5%)	1mo	$167,500	$105	72
1245 Wheeling Ave	0.29mi	3/1.0	1,664 (+10%)	1mo	$45,000	$27	69
1238 Danville	0.25mi	2/1.0 (-1)	1,636 (+8%)	10mo	$120,000	$73	62
1040 Wheeling Ave	0.43mi	3/2.0	1,456 (-4%)	10mo	$161,500	$111	61
1127 Wheeling Ave	0.36mi	3/1.5	1,356 (-11%)	3mo	$99,000	$73	61
1504 Sharon Ave	0.30mi	3/2.5	1,708 (+12%)	1mo	$169,000	$99	58
982 Greenwood Ave	0.54mi	3/2.0	1,384 (-9%)	0mo	$149,900	$108	56
813 Marietta St	0.56mi	3/2.0	1,677 (+10%)	2mo	$150,000	$89	51
1051 Market St	0.52mi	3/1.0	1,648 (+8%)	16mo	$139,900	$85	48
1379 Sharon Ave	0.14mi	2/2.0 (-1)	1,304 (-14%)	16mo	$159,000	$122	48
1403 Playford Ave	0.73mi	4/2.0 (+1)	1,670 (+10%)	3mo	$250,000	$150	38

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 54.7%
• Equity multiple: 3.46×
• Total profit: $37,754
• Equity at exit: $8,186

10-year hold

• IRR: 60.3%
• Equity multiple: 7.38×
• Total profit: $98,076
• Equity at exit: $4,747

Cash invested: $15,372 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 299
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $705

Break-even live

Break-even rent $491

Max offer price $54,900

Occupancy floor 44%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $54,900 Active 34 DOM
2. 2026-06-18
   days on market $54,900 Active 33 DOM
3. 2026-06-17
   days on market $54,900 Active 32 DOM
4. 2026-06-16
   days on market $54,900 Active 31 DOM
5. 2026-06-15
   days on market $54,900 Active 30 DOM
6. 2026-06-14
   days on market $54,900 Active 28 DOM
7. 2026-06-12
   days on market $54,900 Active 27 DOM
8. 2026-06-09
   days on market $54,900 Active 24 DOM
9. 2026-06-08
   days on market $54,900 Active 23 DOM
10. 2026-06-07
    days on market $54,900 Active 22 DOM
11. 2026-06-05
    days on market $54,900 Active 19 DOM
12. 2026-06-02
    pricedays on market $54,900 Active 17 DOM
13. 2026-06-01
    days on market $59,900 Active 16 DOM
14. 2026-05-31
    days on market $59,900 Active 15 DOM
15. 2026-05-30
    days on market $59,900 Active 14 DOM
16. 2026-05-15
    listed $59,900 Active
17. 2025-09-13
    historical
18. 2025-07-29
    price $68,400
19. 2025-03-13
    listed $68,900 Active
20. 2021-10-19
    historical
21. 2021-07-30
    listed $64,999 Active
22. 2021-07-17
    historical
23. 1998-07-23
    soldstatus $61,500

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,593
• − Mortgage interest: −$3,075
• − Property taxes: −$921
• − Insurance: −$274
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$1,597
• Taxable income: $8,070
• Est. tax owed @ 24.0%: −$1,937
• After-tax cash flow: $6,521/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: Zanesville City
• NCES district ID: 3904517
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $29,695
• Composite: 27.13/100
• National rank: #7035
• State rank: #570 of 656 in OH

Livability — Zanesville

• Score: 74/100
• State rank: #290
• US rank: #4764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zanesville, OH
• County: Muskingum County · 56,402 people
• City population: 56,402
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, 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

-2.6% since first listed

8 events — show timeline

• 2026-05-15 Listed $59,900 MLSNOW
• 2025-09-13 Listing Removed — MLSNOW
• 2025-07-29 Price Changed $68,400 MLSNOW
• 2025-03-13 Listed $68,900 MLSNOW
• 2021-10-19 Listing Removed — CBRMLS
• 2021-07-30 Listed $64,999 CBRMLS
• 2021-07-17 Coming Soon — CBRMLS
• 1998-07-23 Sold (Public Records) $61,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $921 · -3.2% YoY. Source: county tax records.