414 Sandusky St · Ashland, OH 44805

$174,900

3 bd · 1.5 ba · 1,605 sqft · SingleFamily public records · 3 Days on market

Built 1901 5,602 sqft lot Est $172k · at est.

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +6.7/15.0
• Schools +5.8/10.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 1600 Sq Ft of Immaculate Space, This Home has been Lovingly Updated with Trendy Fresh Paint, New Carpet & New Light Fixtures. Spacious Eat-In Kitchen Opens to Family Room Offering an Ideal Layout for Entertaining. Enjoy Time Outside from the Covered Front Porch or the Back Deck which Overlooks the Privacy-Fenced Back Yard. 2 Car Garage with Workshop Space. Move-In Ready. .. The Jetted Tub Awaits You!

Key facts

• Vinyl sided
• Covered front porch
• New shingle roof

Tags

• VINYL SIDED
• OPEN KITCHEN
• COVERED FRONT PORCH
• REAR DECK
• SPACIOUS FENCED IN BACK YARD
• NEW SHINGLE ROOF

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas; Central heating
• Interior features: Six total rooms; Full basement with sump pump; No fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $25 ($304/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.6% below list).
• Recommended offer: $142k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Taft Intermediate School (math 76% / reading 75%, grade A, #257 of 1,584 statewide, top 17%, 461 students, 35% FRL); Ashland Middle School (math 71% / reading 65%, grade A-, #155 of 654 statewide, top 24%, 735 students, 34% FRL); Ashland High School (math 51% / reading 72%, grade B-, #231 of 781 statewide, top 30%, 881 students, 26% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 125 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $145k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $142,437 (18.6% below list)

Questions for the listing agent

1. Built in 1901 — 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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $171,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Lindale Ave	0.27mi	3/2.0	1,620 (+1%)	1mo	$165,000	$102	83
1210 Cottage St	0.49mi	4/2.0 (+1)	1,564 (-3%)	4mo	$72,500	$46	62
803 Myers Ave	0.27mi	3/2.0	1,414 (-12%)	4mo	$151,000	$107	62
846 Sandusky St	0.54mi	3/1.5	1,482 (-8%)	3mo	$219,900	$148	60
232 High St	0.70mi	3/2.0	1,594 (-1%)	6mo	$182,500	$114	59
934 Summit Dr	0.60mi	3/2.0	1,696 (+6%)	2mo	$207,500	$122	59
113 E Liberty St	0.67mi	3/2.0	1,660 (+3%)	4mo	$65,000	$39	58
840 Sandusky St	0.53mi	3/2.0	1,744 (+9%)	5mo	$207,500	$119	55
1218 Myers Ave	0.54mi	3/1.0	1,780 (+11%)	2mo	$150,000	$84	53
347 East 4th St	0.67mi	3/1.5	1,442 (-10%)	5mo	$100,000	$69	48
145 College Ave	0.68mi	4/2.5 (+1)	1,516 (-6%)	6mo	$172,500	$114	45
1407 Cottage St	0.61mi	3/2.0	1,368 (-15%)	1mo	$50,000	$37	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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-20,699
• Equity at exit: $26,078

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $10,970
• Equity at exit: $15,122

Cash invested: $48,972 (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: 125
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $25

Break-even live

Break-even rent $1,392

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $75	+0% $25	+5% $-24	+10% $-74
Rent	-10% $-87	-5% $-31	+0% $25	+5% $82	+10% $138
Rate	-1.0pp $113	-0.5pp $70	base $25	+0.5pp $-20	+1.0pp $-66

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Race St Unit 200 Ashland, OH	2.0	1.0	1532	$735	$0.48	45d	1	0.08mi
510 Broad St Ashland, OH	3.0	1.0	1681	$1,650	$0.98	46d	1	0.36mi
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	45d	1	0.65mi
606 Edgehill Ave Ashland, OH	4.0	2.0	1858	$1,850	$1.00	45d	1	0.93mi
332 Sloan Ave Ashland, OH	3.0	1.5	1120	$1,300	$1.16	45d	1	1.46mi

Listing history 4 events

1. 2026-06-09
   status $174,900 Pending 3 DOM
2. 2026-06-08
   days on market $174,900 Active 3 DOM
3. 2026-06-07
   remarks 460-char remark
4. 2026-06-07
   listed $174,900 Active 2 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: $1,318 · $110/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$705/yr (+$59/mo · 53.5%)

ⓘ 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 ≥97°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: $17,092
• − Mortgage interest: −$9,797
• − Property taxes: −$1,318
• − Insurance: −$874
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,088
• Taxable loss: −$2,720
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $957/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

+159.1% since first listed

11 events — show timeline

• 2026-06-05 Listed $174,900 ABOR
• 2026-03-11 Sold (Public Records) $145,000 Public Records
• 2021-09-01 Sold (Public Records) $140,000 Public Records
• 2021-08-27 Sold (MLS) $140,000 ABOR
• 2021-08-27 Sold (MLS) $140,000 MARMLS
• 2021-07-13 Listed $149,000 ABOR
• 2021-07-07 Listed $149,000 MARMLS
• 2016-02-01 Sold (Public Records) $65,000 Public Records
• 2016-01-29 Sold (MLS) $65,000 ABOR
• 2015-06-11 Listed $69,000 ABOR
• 1994-05-31 Sold (Public Records) $67,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,318 · +0.0% YoY. Source: county tax records.