20495 SR 141 · Proctorville, OH 45669

$44,000

4 bd · 1.5 ba · 980 sqft · Manufactured public records · 51 Days on market

Built 1989 0.91 ac lot

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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
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lots of bang for you buck here folks!! Look in on this mobile home converted to real estate with large stick built addition and huge covered front porch. Located in the heart of Wayne National Forest this would make an excellent deer camp, short-term rental investment, or just the escape you have been looking for. If a little elbow grease is in your tool belt, then you need to check this one into your shortlist!! Note: this is court ordered sale and being sold as is. Need at least 24 hours' notice for showings.

Key facts

• 0.91 acre lot
• Built 1989
• Listed 51 days

Property features AI

Exterior

• Home design: Manufactured home (Manufactured/Affixed); Residential property
• Construction: Vinyl siding
• Exterior features: Garden; Barn(s) on the property

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Window air conditioning units; Ceiling fans
• Interior features: Seven rooms total

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#147 in OH, #2,275 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, employment D-.
• Symmes Valley Local (rural): math 50% / reading 50% proficiency, ranked #442 of 656 in OH (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 74 active listings in the ZIP; 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $304 of loan paydown is wiped out by about $774 of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $44k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.04%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 2.87×
• Total profit: $23,084
• Equity at exit: $9,038

10-year hold

• IRR: 46.1%
• Equity multiple: 5.73×
• Total profit: $58,251
• Equity at exit: $8,199

Cash invested: $12,320 (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 45669

• Home prices YoY: -0.8%
• Active inventory: 74
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$18
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $437

Break-even live

Break-even rent $457

Max offer price $44,000

Occupancy floor 52%

Sensitivity live

Price	-10% $462	-5% $449	+0% $437	+5% $425	+10% $412
Rent	-10% $357	-5% $397	+0% $437	+5% $477	+10% $517
Rate	-1.0pp $459	-0.5pp $448	base $437	+0.5pp $426	+1.0pp $414

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $44,000 Active 51 DOM
2. 2026-06-18
   days on market $44,000 Active 49 DOM
3. 2026-06-17
   days on market $44,000 Active 48 DOM
4. 2026-06-16
   days on market $44,000 Active 47 DOM
5. 2026-06-15
   days on market $44,000 Active 46 DOM
6. 2026-06-13
   days on market $44,000 Active 44 DOM
7. 2026-06-12
   days on market $44,000 Active 43 DOM
8. 2026-06-09
   days on market $44,000 Active 40 DOM
9. 2026-06-08
   days on market $44,000 Active 39 DOM
10. 2026-06-08
    days on market $44,000 Active 38 DOM
11. 2026-06-05
    days on market $44,000 Active 36 DOM
12. 2026-06-04
    days on market $44,000 Active 34 DOM
13. 2026-06-02
    days on market $44,000 Active 33 DOM
14. 2026-06-01
    days on market $44,000 Active 32 DOM
15. 2026-05-31
    days on market $44,000 Active 31 DOM
16. 2026-04-30
    listed $46,000 Active 517-char remark
17. 1995-03-13
    soldstatus $25,000
18. 1994-03-23
    soldstatus $24,500

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $617 · $51/mo
• Expected delta: +$69/yr (+$6/mo · 12.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,125
• − Mortgage interest: −$2,465
• − Property taxes: −$548
• − Insurance: −$1,017
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,280
• Taxable income: $4,875
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,074/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: Symmes Valley Local
• NCES district ID: 3904796
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $44,780
• Composite: 42.29/100
• National rank: #3265
• State rank: #442 of 656 in OH

Livability — Proctorville

• Score: 79/100
• State rank: #147
• US rank: #2275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence · 57,020 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.76%
• Current HPI: 212.88
• 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

+79.6% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $44,000 ACBOR
• 2026-04-30 Listed $46,000 ACBOR
• 1995-03-13 Sold (Public Records) $25,000 Public Records
• 1994-03-23 Sold (Public Records) $24,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $548 · +0.8% YoY. Source: county tax records.