875 Mobile Dr · Zanesville, OH 43701

$115,000

2 bd · 1.5 ba · 1,280 sqft · Manufactured public records · 7 Days on market

Built 1972 0.46 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2 bedroom 1 bath home on half an acre of ground. Home Features 2 bedrooms 1.5 baths and large living space. Potential for third bedroom on back of house. Large oversized garage with plenty of storage as well as additional car port. Additional storage buildings on the property as well as a fenced in back yard. This house would make a great starter home or investment property!

Key facts

• Plenty of storage
• No lot rent
• 0.46 acre lot

Tags

• WEST MUSKINGUM SCHOOL DISTRICT
• NO LOT RENT
• SPACIOUS LIVING SPACES
• POTENTIAL FOR THIRD BEDROOM
• LARGE OVERSIZED GARAGE
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: Detached garage (1 car); Carport (1 car); Additional parking; RV access/parking
• Utilities: Public water; Septic tank
• Home design: Single-story; Aluminum siding; Asphalt/fiberglass roof
• Construction: Built (year from public records); Aluminum siding construction; Asphalt/Fiberglass roof
• Exterior features: Chain link fencing; 0.46-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Interior features: 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (2.6% below list).
• Recommended offer: $112k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.3% in Zanesville — 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 74/100 on livability (#290 in OH, #4,764 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, commute F.
• West Muskingum Local (rural): math 46% / reading 62% proficiency, ranked #387 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 299 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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.
• Current owner paid $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $112,017 (2.6% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 0.97% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,569
• Equity at exit: $17,147

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $13,828
• Equity at exit: $9,943

Cash invested: $32,200 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 299
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $168

Break-even live

Break-even rent $908

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $233	-5% $200	+0% $168	+5% $135	+10% $103
Rent	-10% $79	-5% $124	+0% $168	+5% $212	+10% $256
Rate	-1.0pp $226	-0.5pp $197	base $168	+0.5pp $138	+1.0pp $108

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $115,000 Active 7 DOM
2. 2026-06-18
   days on market $115,000 Active 6 DOM
3. 2026-06-17
   days on market $115,000 Active 5 DOM
4. 2026-06-16
   days on market $115,000 Active 4 DOM
5. 2026-06-15
   days on market $115,000 Active 3 DOM
6. 2026-06-13
   remarks 650-char remark
7. 2026-06-13
   listed $115,000 Active 1 DOM

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: +$501/yr (+$42/mo · 63.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,442
• − Mortgage interest: −$6,442
• − Property taxes: −$793
• − Insurance: −$575
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,345
• Taxable income: $136
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,982/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: West Muskingum Local
• NCES district ID: 3904888
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $48,119
• Composite: 45.86/100
• National rank: #2552
• State rank: #387 of 656 in OH

Livability — Zanesville

• Score: 74/100
• State rank: #290
• US rank: #4764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Muskingum County · 56,402 people
• City population: 56,402
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, 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

+447.6% since first listed

8 events — show timeline

• 2026-06-11 Listed $115,000 MLSNOW
• 2023-12-12 Sold (Public Records) $55,000 Public Records
• 2023-12-07 Sold (MLS) $55,000 MLSNOW
• 2023-12-02 Pending — MLSNOW
• 2023-11-27 Relisted — MLSNOW
• 2023-11-25 Pending — MLSNOW
• 2023-11-20 Listed $69,900 MLSNOW
• 1990-05-18 Sold (Public Records) $21,000 Public Records

Property tax history

+24.1%/yr

Latest (2025): $793 · -0.3% YoY. Source: county tax records.