4800 Duvall Rd Lot 223 · Ashville, OH 43103

$50,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 66 Days on market

Built 2015 Fair condition $43/sqft · 43% above area Est $35k · 43% over $575/mo HOA · 42% of rent

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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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful well cared for mobile home in Ashville Country Estates! The home offers 3 bedrooms and 2 full bathrooms. Fully handicap accessible! Large ramp to the front door and a handicap shower. Park offers a shelter house, a basketball court and a playground for your family to enjoy.

Key facts

• Large ramp
• Handicap accessible
• Basketball court

Tags

• HANDICAP ACCESSIBLE
• LARGE RAMP
• HANDICAP SHOWER
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.2% in Ashville — 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 (#212 in OH, #3,315 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.74% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 3.0

CMA / ARV

• ARV (median comp): $35,000
• List price: $50,000
• Delta: 42.86%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $2,475
• Equity at exit: $7,455

10-year hold

• IRR: 14.5%
• Equity multiple: 2.20×
• Total profit: $16,814
• Equity at exit: $4,323

Cash invested: $14,000 (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 43103

• Active inventory: 169
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$575
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $160

Break-even live

Break-even rent $1,165

Max offer price $50,000

Occupancy floor 83%

Sensitivity live

Price	-10% $195	-5% $177	+0% $160	+5% $143	+10% $126
Rent	-10% $52	-5% $106	+0% $160	+5% $214	+10% $268
Rate	-1.0pp $185	-0.5pp $173	base $160	+0.5pp $147	+1.0pp $134

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10694 State Route 762 Unit 24M Lockbourne, OH	2.0	2.0	960	$1,299	$1.35	21d	1	1.25mi
10610 State Route 762 Unit 165B Lockbourne, OH	3.0	2.0	1152	$1,399	$1.21	45d	1	1.29mi
10610 State Route 762 Unit 109B Lockbourne, OH	3.0	2.0	1056	$1,399	$1.32	12d	1	1.29mi

HOA detail

• Monthly dues: $575 · $6,900/yr

Listing history 20 events

1. 2026-06-21
   days on market $50,000 Active 66 DOM
2. 2026-06-18
   days on market $50,000 Active 63 DOM
3. 2026-06-17
   days on market $50,000 Active 62 DOM
4. 2026-06-16
   days on market $50,000 Active 61 DOM
5. 2026-06-15
   days on market $50,000 Active 60 DOM
6. 2026-06-13
   days on market $50,000 Active 58 DOM
7. 2026-06-09
   days on market $50,000 Active 54 DOM
8. 2026-06-08
   days on market $50,000 Active 53 DOM
9. 2026-06-07
   days on market $50,000 Active 52 DOM
10. 2026-06-03
    days on market $50,000 Active 48 DOM
11. 2026-06-02
    days on market $50,000 Active 47 DOM
12. 2026-06-01
    days on market $50,000 Active 46 DOM
13. 2026-05-31
    days on market $50,000 Active 45 DOM
14. 2026-04-16
    listed $50,000 Active 284-char remark

    Show marketing remark (284 chars)

    Wonderful well cared for mobile home in Ashville Country Estates! The home offers 3 bedrooms and 2 full bathrooms. Fully handicap accessible! Large ramp to the front door and a handicap shower. Park offers a shelter house, a basketball court and a playground for your family to enjoy.

15. 2025-04-25
    soldstatus $49,000 Closed 358-char remark

    Show marketing remark (358 chars)

    Come take a look at this lovingly cared for mobile home in Ashville Country Estates!! This 3 bed 2 full bath home is in prestine condition! Fully handicapped accessible with a ramp to the front door and a wheelchair accessible shower. Brand new carpet in the livingroom welcomes you in. Park is complete with a shelter house, basketball court and playground.

16. 2025-03-23
    historical Contingent 358-char remark

    Show marketing remark (358 chars)

    Come take a look at this lovingly cared for mobile home in Ashville Country Estates!! This 3 bed 2 full bath home is in prestine condition! Fully handicapped accessible with a ramp to the front door and a wheelchair accessible shower. Brand new carpet in the livingroom welcomes you in. Park is complete with a shelter house, basketball court and playground.

17. 2025-03-12
    listed $49,000 Active 358-char remark

    Show marketing remark (358 chars)

    Come take a look at this lovingly cared for mobile home in Ashville Country Estates!! This 3 bed 2 full bath home is in prestine condition! Fully handicapped accessible with a ramp to the front door and a wheelchair accessible shower. Brand new carpet in the livingroom welcomes you in. Park is complete with a shelter house, basketball court and playground.

18. 2022-03-14
    soldstatus $35,000 Closed
19. 2022-03-07
    status Pending
20. 2022-02-28
    listed $35,000 Active

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

Taxation est. · year 1

• Rental income: $16,416
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − HOA: −$6,900
• − Depreciation: −$1,455
• Taxable income: $1,634
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $1,530/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, including exterior siding, interior walls, and flooring updates. With some paint and decor changes, it could significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Worn paint and visible wear
• Major flooring — Worn carpet and visible wear
• Minor kitchen countertops — Cluttered and outdated

Value-add opportunities

• Both Paint and interior renovation — Fresh paint and updated decor would significantly improve the home's appearance and appeal
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping would enhance curb appeal and attract potential buyers
• Both Kitchen organization and minor updates — Organizing the kitchen and adding some minor updates would improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Worn paint and visible wear	Major	$15,000–50,000
flooring · Worn carpet and visible wear	Major	$15,000–50,000
kitchen countertops · Cluttered and outdated	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Paint and interior renovation — Fresh paint and updated decor would significantly improve the home's appearance and appeal ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping would enhance curb appeal and attract potential buyers ↑
• Both Kitchen organization and minor updates — Organizing the kitchen and adding some minor updates would improve functionality and aesthetics ↑

ⓘ 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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Ashville

• Score: 76/100
• State rank: #212
• US rank: #3315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 12,981
• Household income: $84,304
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 4.6

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 241.2767
• 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

+42.9% since first listed

7 events — show timeline

• 2026-04-16 Listed $50,000 CBRMLS
• 2025-04-25 Sold (MLS) $49,000 CBRMLS
• 2025-03-23 Contingent — CBRMLS
• 2025-03-12 Listed $49,000 CBRMLS
• 2022-03-14 Sold (MLS) $35,000 CBRMLS
• 2022-03-07 Pending — CBRMLS
• 2022-02-28 Listed $35,000 CBRMLS