Coshocton (OH) Investor Pulse Report (2026-Q1)

In Coshocton, OH, investors hold 1,479 Single Family Residential (SFR) properties, representing 14.9% of the total 9,953 SFRs in the market.

Individual investors are the primary force, owning 1,085 properties, which is 73.4% of the entire investor-owned portfolio. Company investors hold the remaining 414 properties (28.0%).

The entity count further highlights this dynamic: there are 1,263 individual landlords compared to just 241 company landlords, a ratio of more than 5 to 1. This points to a highly fragmented market dominated by small-scale operators rather than large corporations.

Cash transactions are overwhelmingly preferred over financing. Investors own 1,094 properties outright in cash, nearly triple the 385 properties that are financed, signaling a low-leverage investment environment.

The portfolio is heavily focused on rentals, with 1,433 of the 1,479 investor-owned properties identified as rented, underscoring the primary business model for local real estate investing.

Landlords in Coshocton consistently acquire properties at a lower price point than traditional homeowners. In Q1 2026, investors paid an average of $196,605, which is 9.3% less than the $216,735 average paid by homeowners, representing a $20,130 discount.

However, this landlord discount is tightening. The 9.3% gap in the latest quarter is substantially smaller than the advantages seen in 2025, which ranged from 16.3% in Q1 to a peak of 34.1% in Q3. This narrowing margin may indicate rising competition or a shift in inventory quality.

Looking at longer-term trends, property values have seen significant appreciation. The average landlord acquisition price of $194,284 in 2024 is a 75.6% increase from the pandemic-era average of $110,623 (2020-2023).

The most significant price gap occurred in Q3 2025, where landlords paid an average of $135,318 compared to the homeowner average of $205,445, a massive $70,127 (34.1%) difference.

In Q4 2025, landlords acquired 16 of the 86 total SFR properties sold in Coshocton, capturing an 18.6% share of market activity.

The quarter's purchasing activity was exclusively driven by small investors. Mom-and-pop landlords, owning between 1-10 properties, accounted for all 16 investor purchases (100.0%).

New entrants are a significant driver of demand, with 15 new entities purchasing their first and only rental property. These single-property landlords acquired 12 homes, making up 75.0% of all investor buying activity.

Mid-size and institutional investors were completely absent from the market this quarter, with zero properties purchased by landlords in tiers of 11 properties or more.

This composition of buying activity reinforces that the growth in Coshocton's rental market is fueled by new and small-scale individuals, not by large corporations expanding their portfolios.

The investor landscape in Coshocton is overwhelmingly dominated by small-scale operators. Landlords owning 1-10 properties (Tiers 01-04) control a combined 94.9% of all investor-owned SFRs.

Single-property landlords are the bedrock of the market, holding 1,027 properties, which represents 67.9% of the entire investor portfolio. This highlights the highly fragmented nature of rental ownership in the county.

Conversely, institutional ownership is practically nonexistent. The largest investors (Tier 09, 1000+ properties) own just 3 properties, a minuscule 0.2% of the investor-owned housing stock.

Even mid-size landlords have a limited presence. Investors owning between 11 and 100 properties collectively hold only 72 properties, or 4.7% of the total.

This distribution challenges the narrative of corporate landlord dominance, showing that the Coshocton rental market is defined by individuals and small local businesses, a key finding available in detailed market reports.

Ownership structure shifts decisively as portfolio sizes increase. While individuals dominate the overall market, companies take majority control in larger tiers, a common trend seen in property ownership by owner type report data.

For smaller portfolios, individual ownership is standard. Individuals own 892 of the single-property rentals (86.0%) and 83 of the two-property rentals (69.7%).

The balance remains close in the 3-5 property tier, with individuals still holding a slight majority at 108 properties (53.5%) compared to companies' 94 properties (46.5%).

The crossover point occurs in the 6-10 property tier. Here, companies own 68 properties, representing 74.7% of the tier's holdings, while individuals own just 23 properties (25.3%).

This pattern suggests that as investors scale their operations beyond five properties, they are more likely to incorporate for liability protection, tax purposes, and operational efficiency.

Investor ownership in Coshocton County is highly concentrated geographically. The 43812 zip code is the clear hub, containing 972 investor-owned properties, which represents 16.5% of its total SFR housing stock.

Following at a distance, the 43845 zip code holds the second-highest count with 162 investor properties (11.2% rate), and 43824 has 63 properties (10.4% rate).

However, raw counts don't tell the whole story. Several smaller zip codes exhibit much higher rates of investor penetration, suggesting targeted investment strategies.

Notably, the 43803 zip code shows a 100.0% investor ownership rate, indicating a sub-market composed entirely of rental or investment properties. The 43836 zip code also stands out with a 31.2% investor ownership rate.

This contrast between high-volume and high-percentage areas highlights different types of investment opportunities, from broad activity in core areas like 43812 to niche strategies in smaller, highly-concentrated zip codes.

Landlords in Coshocton are actively expanding their portfolios, consistently buying more properties than they sell. In Q1 2026, they acquired 19 homes while only selling 8, demonstrating strong market confidence.

This net buying behavior is not a recent event. Throughout 2025, landlords maintained a positive net acquisition rate, culminating in 114 purchases versus just 49 sales for the full year.

A starkly different strategy is observed at the institutional level. In 2025, investors in the 1000+ property tier were net sellers, acquiring only one property while divesting two. This suggests a strategic retreat or portfolio rebalancing by the largest players.

The transaction data for 2024 shows institutional investors were net buyers (6 buys vs 2 sells), indicating their recent shift to a net seller position is a new development within the last year.

This divergence highlights a key market dynamic: while small, local investors are doubling down on the Coshocton market, the largest national players are reducing their limited exposure.

In Q1 2026, landlords participated in 19 of the 113 total SFR transactions, accounting for a 16.8% share of market activity.

All landlord transactions this quarter were conducted by mom-and-pop investors (1-10 properties), with zero activity from institutional or large-scale landlords. This reinforces that small investors are the sole drivers of current market growth.

A notable pricing pattern emerged among tiers. Single-property landlords, often new to the market, paid the highest average price at $210,287. In contrast, more experienced small landlords in the 6-10 property tier paid an average of just $98,000.

This price difference suggests that new entrants may be paying a premium to secure assets, while established small investors are more adept at finding lower-priced deals.

The market shows signs of internal liquidity, as single-property landlords acquired 4 of their 15 properties (26.7%) from other landlords, indicating that existing investor portfolios are a key source of inventory for newcomers.