717 N Sandusky St #14 · Mount Vernon, OH 43050

$27,500

3 bd · 2.0 ba · 980 sqft · SingleFamily · 80 Days on market

Built 1992 Fair condition $28/sqft · 86% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1992 Fairmont mobile home located in the North End of Mount Vernon in Orchard Mobile Home Park Lot 14. This 3BR/2BA home offers a functional floor plan with a spacious living area and an efficient kitchen with ample cabinetry. Primary bedroom features an ensuite with full bath, and walk-in closet; two additional bedrooms provide flexible living options. Washer & Dryer convey. New roof in 2026. Additional features include abundant natural light, a small deck for outdoor enjoyment, and 2 assigned parking spaces. Conveniently located near shopping, dining, and everyday amenities. Affordable opportunity in an established community. Lot rent $499.00 per month plus $19.50 per month for trash

Key facts

• Ample cabinetry
• Walk-in closet
• Efficient kitchen

Tags

• FUNCTIONAL FLOOR PLAN
• EFFICIENT KITCHEN
• AMPLE CABINETRY
• ENSUITE WITH FULL BATH
• WALK-IN CLOSET
• ABUNDANT NATURAL LIGHT

🏷️ Possibly a rental listed for sale. The $27,500 price doesn't fit this home's estimated sale value (~$193,183) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.
• Cap rate 42.8% vs local median 3.0% in Mount Vernon — 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 76/100 on livability (#227 in OH, #3,542 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Mount Vernon City (town): math 55% / reading 62% proficiency, ranked #321 of 656 in OH (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 195 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $190 of loan paydown is wiped out by about $825 of value loss. Plan a longer hold.
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $25,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 4.73% ✓
• Cap rate: 42.81%
• Cash-on-cash: 130.43%
• DSCR: 6.80
• GRM: 1.8

CMA / ARV

• ARV (median comp): $193,183
• List price: $27,500
• Delta: -85.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Buena Vista St	0.20mi	3/2.0	992 (+1%)	4mo	$227,000	$229	85
12 Northview Dr	0.14mi	2/1.5 (-1)	936 (-4%)	7mo	$185,000	$198	73
302 Chester St	0.39mi	3/1.0	1,080 (+10%)	3mo	$205,000	$190	58
301 Greenwood Ave Ave	0.71mi	3/1.0	1,009 (+3%)	10mo	$181,000	$179	50
207 Rose Ave	0.38mi	3/1.0	1,120 (+14%)	9mo	$205,000	$183	47
12 Marma Dr	0.60mi	3/1.0	912 (-7%)	12mo	$223,400	$245	47
109 Mansfield Ave	0.54mi	3/1.0	912 (-7%)	18mo	$189,000	$207	44
781 Upper Fredericktown Rd	0.48mi	2/1.0 (-1)	1,124 (+15%)	8mo	$166,500	$148	37
18 Emmett Dr	0.67mi	3/1.0	912 (-7%)	21mo	$166,000	$182	36
102 Clearview Dr	0.43mi	3/1.0	1,125 (+15%)	21mo	$180,000	$160	34
116 Prospect St	0.65mi	3/2.0	1,118 (+14%)	18mo	$157,500	$141	31
42 Marion St	0.55mi	2/1.0 (-1)	1,100 (+12%)	18mo	$161,900	$147	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.35×
• Total profit: $48,869
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 15.45×
• Total profit: $111,274
• Equity at exit: $2,378

Cash invested: $7,700 (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 43050

• Active inventory: 163
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $837

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 31%

Sensitivity live

Price	-10% $856	-5% $846	+0% $837	+5% $827	+10% $818
Rent	-10% $734	-5% $786	+0% $837	+5% $888	+10% $940
Rate	-1.0pp $851	-0.5pp $844	base $837	+0.5pp $830	+1.0pp $823

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 E Burgess St Mount Vernon, OH	2.0	1.0	870	$1,300	$1.49	2d	1	1.15mi

Listing history 12 events

1. 2026-06-12
   statusdays on market $27,500 Pending 80 DOM
2. 2026-06-09
   days on market $27,500 Active 78 DOM
3. 2026-06-08
   days on market $27,500 Active 77 DOM
4. 2026-06-08
   days on market $27,500 Active 76 DOM
5. 2026-06-07
   days on market $27,500 Active 75 DOM
6. 2026-06-04
   days on market $27,500 Active 72 DOM
7. 2026-06-02
   days on market $27,500 Active 71 DOM
8. 2026-06-01
   days on market $27,500 Active 70 DOM
9. 2026-05-31
   days on market $27,500 Active 69 DOM
10. 2026-03-25
    price $27,500 700-char remark

    Show marketing remark (700 chars)

    1992 Fairmont mobile home located in the North End of Mount Vernon in Orchard Mobile Home Park Lot 14. This 3BR/2BA home offers a functional floor plan with a spacious living area and an efficient kitchen with ample cabinetry. Primary bedroom features an ensuite with full bath, and walk-in closet; two additional bedrooms provide flexible living options. Washer & Dryer convey. New roof in 2026. Additional features include abundant natural light, a small deck for outdoor enjoyment, and 2 assigned parking spaces. Conveniently located near shopping, dining, and everyday amenities. Affordable opportunity in an established community. Lot rent $499.00 per month plus $19.50 per month for trash

11. 2026-03-23
    listed $27,000 Active 700-char remark

    Show marketing remark (700 chars)

    1992 Fairmont mobile home located in the North End of Mount Vernon in Orchard Mobile Home Park Lot 14. This 3BR/2BA home offers a functional floor plan with a spacious living area and an efficient kitchen with ample cabinetry. Primary bedroom features an ensuite with full bath, and walk-in closet; two additional bedrooms provide flexible living options. Washer & Dryer convey. New roof in 2026. Additional features include abundant natural light, a small deck for outdoor enjoyment, and 2 assigned parking spaces. Conveniently located near shopping, dining, and everyday amenities. Affordable opportunity in an established community. Lot rent $499.00 per month plus $19.50 per month for trash

12. 2026-03-23
    listed $27,500 Active 700-char remark

    Show marketing remark (700 chars)

    1992 Fairmont mobile home located in the North End of Mount Vernon in Orchard Mobile Home Park Lot 14. This 3BR/2BA home offers a functional floor plan with a spacious living area and an efficient kitchen with ample cabinetry. Primary bedroom features an ensuite with full bath, and walk-in closet; two additional bedrooms provide flexible living options. Washer & Dryer convey. New roof in 2026. Additional features include abundant natural light, a small deck for outdoor enjoyment, and 2 assigned parking spaces. Conveniently located near shopping, dining, and everyday amenities. Affordable opportunity in an established community. Lot rent $499.00 per month plus $19.50 per month for trash

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$800
• Taxable income: $10,214
• Est. tax owed @ 24.0%: −$2,451
• After-tax cash flow: $7,592/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, flooring, and interior walls.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — old and in poor condition
• Major flooring — carpeted and in poor condition
• Major interior walls — dated wallpaper and paint
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both paint interior walls — refreshes the interior and improves curb appeal
• Both replace carpeted flooring — improves comfort and appearance
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality
• Both repair/replace bathroom fixtures — improves functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · old and in poor condition	Major	$15,000–50,000
flooring · carpeted and in poor condition	Major	$15,000–50,000
interior walls · dated wallpaper and paint	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Both paint interior walls — refreshes the interior and improves curb appeal ↑
• Both replace carpeted flooring — improves comfort and appearance ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both repair/replace bathroom fixtures — improves functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mount Vernon City
• NCES district ID: 3910012
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $44,253
• Composite: 49.26/100
• National rank: #2029
• State rank: #321 of 656 in OH

Livability — Mount Vernon

• Score: 76/100
• State rank: #227
• US rank: #3542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, OH
• County: Knox · 63,297 people
• City population: 30,360
• Population (ZIP): 30,360
• Household income: $65,044
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 12.7

Population outlook (Knox County) Hauer SSP2

• Today (2025): 60,036 people
• By 2030: 58,670 · -2.3%
• By 2040: 54,963 · -8.4%
• By 2050: 51,353 · -14.5%
• By 2075: 43,196 · -28.0%
• By 2100: 34,514 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+44.9) · D 27.1% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.9pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+43.8 2016: R+38.2 2012: R+24.3 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.50%
• Current HPI: 304.4254
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-25 Price Changed $27,500 KCBOR
• 2026-03-23 Listed $27,000 KCBOR
• 2026-03-23 Listed $27,500 CBRMLS