1231 Franklin Ave · Ashland, OH 44805

$99,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 14 Days on market

Built 1953 0.34 ac lot

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.8/10.0
• 1% rule +5.2/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Delayed showings to start 6/1/2026. Located in Ashland this Three bedroom one bathroom home in Ashland. Perfect for your next investment opportunity. This home also features a covered back patio and a large backyard.

Key facts

• 0.34 acre lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Attached paved garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Fenced lot; Level lot

Interior

• Kitchen: Electric water heater
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 7.9% 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; 4 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 18% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1953 — 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. 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: 1.02% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $204,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 Mifflin Ave	0.04mi	3/1.0	1,154 (+7%)	11mo	$145,000	$126	77
1140 Smith Rd	0.19mi	4/2.0 (+1)	1,040 (-3%)	8mo	$243,500	$234	70
1292 Claremont Ave	0.08mi	2/1.0 (-1)	1,044 (-3%)	20mo	$192,000	$184	70
1156 Smith Rd	0.22mi	3/2.0	1,176 (+9%)	8mo	$239,900	$204	63
1339 Meadow Ln	0.40mi	3/1.5	1,040 (-3%)	13mo	$245,000	$236	63
1341 Smith Rd	0.45mi	3/2.0	1,092 (+2%)	13mo	$215,000	$197	62
1367 Meadow Ln	0.45mi	3/1.0	1,044 (-3%)	17mo	$179,500	$172	60
636 Buena Vista Ave	0.54mi	2/1.0 (-1)	1,060 (-1%)	17mo	$134,500	$127	53
710 Bruce Ave	0.51mi	3/1.0	960 (-11%)	10mo	$157,000	$164	50
1013 Broad St	0.44mi	2/2.0 (-1)	1,176 (+9%)	14mo	$230,000	$196	43
1045 Columbus Cir N	0.55mi	3/2.5	1,200 (+12%)	8mo	$220,000	$183	42
531 Keen Ave	0.63mi	3/2.0	1,211 (+13%)	7mo	$230,000	$190	39

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-3,251
• Equity at exit: $14,761

10-year hold

• IRR: 10.7%
• Equity multiple: 1.99×
• Total profit: $27,377
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $133

Break-even live

Break-even rent $846

Max offer price $99,000

Occupancy floor 82%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 Hiner Ave Ashland, OH	2.0	1.0–1.5	867	$920	$1.06	43d	1	0.48mi
318 Quarry St Unit 4 Ashland, OH	2.0	1.0	750	$800	$1.07	43d	1	1.02mi
1520 County Road 995 Unit 995 Ashland, OH	3.0	1.0	1060	$1,299	$1.23	43d	1	1.35mi
222 E Walnut St Unit 212 Ashland, OH	2.0	1.0	970	$900	$0.93	43d	1	1.41mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $99,000 Pending 14 DOM
2. 2026-06-02
   days on market $99,000 Active 12 DOM
3. 2026-06-01
   days on market $99,000 Active 11 DOM
4. 2026-05-31
   days on market $99,000 Active 10 DOM
5. 2026-05-30
   days on market $99,000 Active 9 DOM
6. 2026-05-22
   listed $99,000 Active
7. 2000-09-05
   soldstatus $86,000
8. 1997-07-31
   soldstatus $67,500
9. 1994-06-08
   soldstatus $58,000

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$127/yr (+$11/mo · 9.8%)

ⓘ 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: $12,166
• − Mortgage interest: −$5,546
• − Property taxes: −$1,291
• − Insurance: −$495
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,880
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,593/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

+70.7% since first listed

4 events — show timeline

• 2026-05-22 Listed $99,000 ABOR
• 2000-09-05 Sold (Public Records) $86,000 Public Records
• 1997-07-31 Sold (Public Records) $67,500 Public Records
• 1994-06-08 Sold (Public Records) $58,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,291 · +0.0% YoY. Source: county tax records.