1137 Poplar · Nelsonville, OH 45764

$75,000

3 bd · 1.5 ba · 1,104 sqft · Other · 272 Days on market

Built 1984 $68/sqft · 15% below area Est $88k · 15% under ↓ 12% 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 +25.7/30.0
• ARV discount +14.3/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

Key facts

• Large covered porch
• Built 1984
• Listed 271 days

Tags

• LARGE COVERED PORCH
• LARGE CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#750 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D, amenities F.
• Nelsonville-York City (rural): math 31% / reading 35% proficiency, ranked #572 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $88,420
• List price: $75,000
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-636
• Equity at exit: $11,183

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $14,313
• Equity at exit: $6,485

Cash invested: $21,000 (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 45764

• Home prices YoY: -6.8%
• Active inventory: 22
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $181

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 75%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 E Franklin St Unit A Nelsonville, OH	2.0	1.0	800	$630	$0.79	8d	1	1.09mi
182 W Washington St Nelsonville, OH	2.0	1.0	700	$1,043	$1.49	4d	1	1.26mi
178 W Washington St Unit A Nelsonville, OH	2.0	1.0	800	$1,043	$1.30	4d	1	1.28mi

Listing history 21 events

1. 2026-06-19
   days on market $75,000 Active 272 DOM
2. 2026-06-18
   days on market $75,000 Active 271 DOM
3. 2026-06-17
   days on market $75,000 Active 270 DOM
4. 2026-06-16
   days on market $75,000 Active 269 DOM
5. 2026-06-15
   days on market $75,000 Active 268 DOM
6. 2026-06-14
   days on market $75,000 Active 266 DOM
7. 2026-06-12
   days on market $75,000 Active 265 DOM
8. 2026-06-09
   days on market $75,000 Active 262 DOM
9. 2026-06-08
   days on market $75,000 Active 261 DOM
10. 2026-06-07
    days on market $75,000 Active 260 DOM
11. 2026-06-02
    days on market $75,000 Active 255 DOM
12. 2026-06-01
    days on market $75,000 Active 254 DOM
13. 2026-05-31
    days on market $75,000 Active 253 DOM
14. 2026-05-30
    days on market $75,000 Active 252 DOM
15. 2026-05-15
    status Active 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

16. 2026-03-13
    historical Active Under Contract 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

17. 2026-02-26
    price $87,500 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

18. 2026-01-23
    status Active 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

19. 2026-01-22
    historical Active Under Contract 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

20. 2025-11-09
    price $89,000 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

21. 2025-09-20
    listed $99,000 Active 862-char remark

    Show marketing remark (862 chars)

    Buyer's FHA loan fell through so this move in ready single wide is available again. Step through the door of this manufactured home with room addition and you are in for a surprise. It has undergone a total renovation. From floor to ceiling everything is fresh and new. Kitchen cabinets and appliances, flooring and wall paneling, paint and half bath all new and fresh. Sitting on a double lot this home features a large covered porch and a large concrete driveway. Owners had plans to add a carport and the framing is in place. Their plans changed and it did not get built. Financing a single wide manufactured home can be tricky but not impossible. There are lenders who will finance. Not sure who to call about financing. I can give you several options. Come take a look. Seller is willing to give 3% of purchase price to help with prepaids and closing costs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $10,617
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,182
• Taxable income: $1,035
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $1,919/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: Nelsonville-York City
• NCES district ID: 3904444
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -15.00%
• Median HH income: $29,199
• Composite: 26.7/100
• National rank: #7155
• State rank: #572 of 656 in OH

Livability — Nelsonville

• Score: 65/100
• State rank: #750
• US rank: #13547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nelsonville, OH
• County: Athens · 60,466 people
• Population (ZIP): 7,548
• Household income: $47,978
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 6.7

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.72%
• Current HPI: 217.2268
• 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

-11.6% since first listed

7 events — show timeline

• 2026-05-15 Relisted — ACBOR
• 2026-03-13 Contingent — ACBOR
• 2026-02-26 Price Changed $87,500 ACBOR
• 2026-01-23 Relisted — ACBOR
• 2026-01-22 Contingent — ACBOR
• 2025-11-09 Price Changed $89,000 ACBOR
• 2025-09-20 Listed $99,000 ACBOR

Property tax history

+0.5%/yr

Latest (2025): $131 · +2.4% YoY. Source: county tax records.