107 Township Road 810 · West Salem, OH 44287

$69,900

3 bd · 2.0 ba · 1,136 sqft · Manufactured public records · 28 Days on market

Built 1984 $62/sqft · 44% above area Est $52k · 34% over

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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
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for that perfect home with low-cost living? The work has been done and waiting for the new owners. "WELCOME HOME" Mobile home for sale only, lot is rented for $425 per month which includes water, sewer & trash. Beautiful 3 bedroom / 2 bath 2016 Mobile Home offers many updates, that include new roof, all appliances are included, new AC unit, cleaned carpets and freshly painted interior. Hidden Acres Park, has Community water and sewer. Come and enjoy the lake for fishing, children's play area and seasonal pool use, also included in your lot rent. Buyers will need to pass background check.

Key facts

• New furnace
• New electric box
• Ensuite bath

Tags

• ONE FLOOR LIVING
• ENSUITE BATH
• BEAMED VAULTED CEILING
• NEWER METAL ROOF
• NEW ELECTRIC BOX
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#611 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Black River Local (rural): math 55% / reading 66% proficiency, ranked #278 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 29 sale attempts since 36y 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.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.62% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $52,041
• List price: $69,900
• Delta: 34.32%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 4.28×
• Total profit: $64,136
• Equity at exit: $62,971

10-year hold

• IRR: 37.3%
• Equity multiple: 9.61×
• Total profit: $168,418
• Equity at exit: $135,800

Cash invested: $19,572 (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 44287

• Home prices YoY: 6.5%
• Active inventory: 59
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $409

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 59%

Sensitivity live

Price	-10% $457	-5% $433	+0% $409	+5% $385	+10% $361
Rent	-10% $320	-5% $364	+0% $409	+5% $454	+10% $498
Rate	-1.0pp $444	-0.5pp $427	base $409	+0.5pp $391	+1.0pp $372

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-14
   soldstatus $64,000 Closed 619-char remark

   Show marketing remark (619 chars)

   Looking for that perfect home with low-cost living? The work has been done and waiting for the new owners. "WELCOME HOME" Mobile home for sale only, lot is rented for $425 per month which includes water, sewer & trash. Beautiful 3 bedroom / 2 bath 2016 Mobile Home offers many updates, that include new roof, all appliances are included, new AC unit, cleaned carpets and freshly painted interior. Hidden Acres Park, has Community water and sewer. Come and enjoy the lake for fishing, children's play area and seasonal pool use, also included in your lot rent. Buyers will need to pass background check.

2. 2026-05-05
   historical Active Under Contract 619-char remark

   Show marketing remark (619 chars)

   Looking for that perfect home with low-cost living? The work has been done and waiting for the new owners. "WELCOME HOME" Mobile home for sale only, lot is rented for $425 per month which includes water, sewer & trash. Beautiful 3 bedroom / 2 bath 2016 Mobile Home offers many updates, that include new roof, all appliances are included, new AC unit, cleaned carpets and freshly painted interior. Hidden Acres Park, has Community water and sewer. Come and enjoy the lake for fishing, children's play area and seasonal pool use, also included in your lot rent. Buyers will need to pass background check.

3. 2026-04-21
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Welcome to your new home; This charming mobile home in Hidden Acres Mobile Home Park is just waiting for it's new owner; One floor living offering 3 bedrooms and 2 full baths; Master bedroom has ensuite bath and plenty of closet space, while the other 2 bedrooms and full bath are on the other side of the home; The living room has a beamed vaulted ceiling; Newer metal roof, new electric box, 2 year young furnace and central air, most rooms freshly painted, new toilets, new ceiling fans in kitchen and all 3 bedrooms, new kitchen sink and new butcher block kitchen counters, and new subfloor and flooring in the laundry room and the kitchen; Stove, fridge, washer, and dryer are staying with the home; Outside offers a wheelchair accessible ramp, a concrete patio area for grilling out, a shed for outside storage, and a covered carport for parking; This end unit looks out over an expansive tranquil yard; Schedule your private showing today !

4. 2026-04-18
   price $69,900 947-char remark

   Show marketing remark (947 chars)

   Welcome to your new home; This charming mobile home in Hidden Acres Mobile Home Park is just waiting for it's new owner; One floor living offering 3 bedrooms and 2 full baths; Master bedroom has ensuite bath and plenty of closet space, while the other 2 bedrooms and full bath are on the other side of the home; The living room has a beamed vaulted ceiling; Newer metal roof, new electric box, 2 year young furnace and central air, most rooms freshly painted, new toilets, new ceiling fans in kitchen and all 3 bedrooms, new kitchen sink and new butcher block kitchen counters, and new subfloor and flooring in the laundry room and the kitchen; Stove, fridge, washer, and dryer are staying with the home; Outside offers a wheelchair accessible ramp, a concrete patio area for grilling out, a shed for outside storage, and a covered carport for parking; This end unit looks out over an expansive tranquil yard; Schedule your private showing today !

5. 2026-04-17
   listed $69,900 Active 619-char remark

   Show marketing remark (619 chars)

   Looking for that perfect home with low-cost living? The work has been done and waiting for the new owners. "WELCOME HOME" Mobile home for sale only, lot is rented for $425 per month which includes water, sewer & trash. Beautiful 3 bedroom / 2 bath 2016 Mobile Home offers many updates, that include new roof, all appliances are included, new AC unit, cleaned carpets and freshly painted interior. Hidden Acres Park, has Community water and sewer. Come and enjoy the lake for fishing, children's play area and seasonal pool use, also included in your lot rent. Buyers will need to pass background check.

6. 2026-03-24
   listed $75,000 Active 947-char remark

   Show marketing remark (947 chars)

   Welcome to your new home; This charming mobile home in Hidden Acres Mobile Home Park is just waiting for it's new owner; One floor living offering 3 bedrooms and 2 full baths; Master bedroom has ensuite bath and plenty of closet space, while the other 2 bedrooms and full bath are on the other side of the home; The living room has a beamed vaulted ceiling; Newer metal roof, new electric box, 2 year young furnace and central air, most rooms freshly painted, new toilets, new ceiling fans in kitchen and all 3 bedrooms, new kitchen sink and new butcher block kitchen counters, and new subfloor and flooring in the laundry room and the kitchen; Stove, fridge, washer, and dryer are staying with the home; Outside offers a wheelchair accessible ramp, a concrete patio area for grilling out, a shed for outside storage, and a covered carport for parking; This end unit looks out over an expansive tranquil yard; Schedule your private showing today !

7. 2025-06-10
   soldstatus $61,000 Closed
8. 2025-05-25
   status Pending
9. 2025-05-21
   listed $64,000 Active
10. 2024-07-11
    soldstatus $58,000 Closed
11. 2024-07-11
    soldstatus $58,000 Closed
12. 2024-07-01
    soldstatus $43,000 Closed
13. 2024-07-01
    soldstatus $43,000 Closed
14. 2024-06-20
    status Pending
15. 2024-06-14
    price $58,000
16. 2024-06-14
    price $58,000
17. 2024-06-06
    listed $60,000 Active
18. 2024-06-06
    listed $60,000 Active
19. 2024-06-04
    status Pending
20. 2024-05-31
    listed $45,000 Active
21. 2024-05-31
    listed $45,000 Active
22. 2023-03-20
    soldstatus $27,000
23. 2023-03-20
    soldstatus $27,000
24. 2022-11-18
    listed $27,000
25. 2022-11-18
    listed $27,000
26. 2022-09-01
    soldstatus $42,500
27. 2022-06-30
    listed $44,900
28. 2020-12-02
    soldstatus $52,000
29. 2020-12-02
    soldstatus $52,000
30. 2020-11-13
    soldstatus $35,000
31. 2020-11-13
    soldstatus $35,000
32. 2020-09-29
    listed $39,900
33. 2020-09-29
    listed $39,900
34. 2020-09-18
    soldstatus $38,000
35. 2020-09-18
    soldstatus $38,000
36. 2020-07-30
    listed $39,900
37. 2020-07-29
    listed $39,900
38. 2020-05-03
    listed $52,500
39. 2020-05-01
    listed $52,500
40. 2018-08-14
    soldstatus $59,950
41. 2018-08-14
    soldstatus $59,950
42. 2018-08-14
    soldstatus $59,950
43. 2017-11-27
    listed $59,950
44. 2017-11-27
    listed $59,950
45. 2017-11-22
    listed $59,950
46. 2016-09-22
    soldstatus $14,500
47. 2016-08-10
    listed $19,500
48. 2016-05-24
    soldstatus $12,900
49. 2016-05-24
    soldstatus $12,900
50. 2016-05-24
    soldstatus $12,900

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,550
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,033
• Taxable income: $4,035
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,939/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: Black River Local
• NCES district ID: 3904846
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $54,027
• Composite: 51.84/100
• National rank: #1665
• State rank: #278 of 656 in OH

Livability — West Salem

• Score: 67/100
• State rank: #611
• US rank: #10537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• Population (ZIP): 7,892
• Household income: $71,146
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 6.1

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 5% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Other Indo-European 2%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 426.21
• 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

+841.2% since first listed

65 events — show timeline

• 2026-05-14 Sold (MLS) $64,000 ABOR
• 2026-05-05 Contingent — ABOR
• 2026-04-21 Pending — ABOR
• 2026-04-18 Price Changed $69,900 ABOR
• 2026-04-17 Listed $69,900 ABOR
• 2026-03-24 Listed $75,000 ABOR
• 2025-06-10 Sold (MLS) $61,000 MLSNOW
• 2025-05-25 Pending — MLSNOW
• 2025-05-21 Listed $64,000 MLSNOW
• 2024-07-11 Sold (MLS) $58,000 ABOR
• 2024-07-11 Sold (MLS) $58,000 MLSNOW
• 2024-07-01 Sold (MLS) $43,000 ABOR
• 2024-07-01 Sold (MLS) $43,000 MARMLS
• 2024-06-20 Pending — MLSNOW
• 2024-06-14 Price Changed $58,000 ABOR
• 2024-06-14 Price Changed $58,000 MLSNOW
• 2024-06-06 Listed $60,000 ABOR
• 2024-06-06 Listed $60,000 MLSNOW
• 2024-06-04 Pending — MARMLS
• 2024-05-31 Listed $45,000 ABOR
• 2024-05-31 Listed $45,000 MARMLS
• 2023-03-20 Sold (MLS) $27,000 MARMLS
• 2023-03-20 Sold (MLS) $27,000 ABOR
• 2022-11-18 Listed $27,000 MARMLS
• 2022-11-18 Listed $27,000 ABOR
• 2022-09-01 Sold (MLS) $42,500 ABOR
• 2022-06-30 Listed $44,900 ABOR
• 2020-12-02 Sold (MLS) $52,000 MARMLS
• 2020-12-02 Sold (MLS) $52,000 ABOR
• 2020-11-13 Sold (MLS) $35,000 ABOR
• 2020-11-13 Sold (MLS) $35,000 MARMLS
• 2020-09-29 Listed $39,900 ABOR
• 2020-09-29 Listed $39,900 MARMLS
• 2020-09-18 Sold (MLS) $38,000 MARMLS
• 2020-09-18 Sold (MLS) $38,000 ABOR
• 2020-07-30 Listed $39,900 MARMLS
• 2020-07-29 Listed $39,900 ABOR
• 2020-05-03 Listed $52,500 MARMLS
• 2020-05-01 Listed $52,500 ABOR
• 2018-08-14 Sold (MLS) $59,950 ABOR
• 2018-08-14 Sold (MLS) $59,950 MARMLS
• 2018-08-14 Sold (MLS) $59,950 MLSNOW
• 2017-11-27 Listed $59,950 ABOR
• 2017-11-27 Listed $59,950 MARMLS
• 2017-11-22 Listed $59,950 MLSNOW
• 2016-09-22 Sold (MLS) $14,500 MARMLS
• 2016-08-10 Listed $19,500 MARMLS
• 2016-05-24 Sold (MLS) $12,900 ABOR
• 2016-05-24 Sold (MLS) $12,900 MARMLS
• 2016-05-24 Sold (MLS) $12,900 MLSNOW
• 2016-03-24 Listed $13,900 ABOR
• 2016-03-24 Listed $13,900 MARMLS
• 2016-03-22 Listed $13,900 MLSNOW
• 2014-10-06 Sold (MLS) $8,900 ABOR
• 2014-10-06 Sold (MLS) $8,900 MLSNOW
• 2014-10-06 Sold (MLS) $8,900 MARMLS
• 2014-08-01 Listed $10,000 ABOR
• 2014-08-01 Listed $10,000 MLSNOW
• 2014-08-01 Listed $10,000 MARMLS
• 2006-05-26 Sold (MLS) $28,000 MLSNOW
• 2006-03-12 Listed $29,900 MLSNOW
• 2001-08-09 Sold (MLS) $32,000 MLSNOW
• 2001-06-06 Listed $34,000 MLSNOW
• 1991-03-28 Listing Removed — MLSNOW
• 1990-07-10 Listed $6,800 MLSNOW