11875 Township Road 406 Lot 22 · Harbor Hills, OH 43076

$69,999

3 bd · 2.0 ba · 1,178 sqft · SingleFamily · 234 Days on market

Built 1999 Average condition $59/sqft · 78% below area $485/mo HOA · 25% of rent ↓ 36% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

Key facts

• New furnace
• Shed
• New carpeting

Tags

• NEW CARPETING
• LUXURY LAMINATE
• NEW FURNACE
• AIR CONDITIONING UNIT
• MODERN APPLIANCES
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#633 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Northern Local (rural): math 56% / reading 64% proficiency, ranked #284 of 656 in OH (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 35 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Perry County population projected at -15% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 15.62%
• Cash-on-cash: 33.30%
• DSCR: 2.48
• GRM: 3.0

CMA / ARV

• ARV (median comp): $319,689
• List price: $69,999
• Delta: -78.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13395 Rosewood Rd NE	0.69mi	3/2.0	1,148 (-2%)	13mo	$275,000	$240	53
5557 Lake Shore Dr NE	0.70mi	3/1.5	1,232 (+5%)	9mo	$430,000	$349	50
13455 Rosewood Rd NE	0.65mi	3/1.0	1,254 (+6%)	11mo	$312,500	$249	46
13463 Rosewood Rd NE	0.64mi	2/1.0 (-1)	1,344 (+14%)	7mo	$110,000	$82	31

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: 28.8%
• Equity multiple: 2.21×
• Total profit: $23,622
• Equity at exit: $10,437

10-year hold

• IRR: 36.3%
• Equity multiple: 4.39×
• Total profit: $66,499
• Equity at exit: $6,052

Cash invested: $19,600 (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 43076

• Active inventory: 80
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$485
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $544

Break-even live

Break-even rent $1,226

Max offer price $69,999

Occupancy floor 67%

Sensitivity live

Price	-10% $592	-5% $568	+0% $544	+5% $520	+10% $495
Rent	-10% $393	-5% $468	+0% $544	+5% $619	+10% $695
Rate	-1.0pp $579	-0.5pp $562	base $544	+0.5pp $526	+1.0pp $507

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13134 Pine Rd NE Thornville, OH	2.0	1.0	915	$1,850	$2.02	2d	1	0.91mi
5118 Walnut Rd Apt B Buckeye Lake, OH	2.0	2.0	1040	$2,000	$1.92	44d	1	1.36mi

HOA detail

• Monthly dues: $485 · $5,820/yr

Listing history 14 events

1. 2026-05-19
   price $69,999 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

2. 2026-05-13
   status Active 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

3. 2026-03-25
   historical Contingent 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

4. 2026-01-29
   status Active 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

5. 2026-01-26
   historical Contingent 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

6. 2025-12-18
   price $75,000 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

7. 2025-11-12
   price $84,900 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

8. 2025-10-03
   listed $90,000 Active 573-char remark

   Show marketing remark (573 chars)

   This mobile home is located within a 55 and older community and has undergone significant updates, including new carpeting, luxury laminate, a new furnace, air conditioning unit, modern appliances, and a shed. The residence consists of three bedrooms and two full bathrooms, featuring an open floor plan. The expansive primary suite offers generous storage options! Also, including two sheds! The new homeowner can enjoy picturesque lake views from the screened-in porch and patio. Please note that park approval is required for residency, and the monthly lot rent is $485.

9. 2025-09-29
   historical
10. 2025-07-09
    price $90,000
11. 2025-05-29
    price $100,000
12. 2025-05-12
    price $105,000
13. 2025-03-28
    listed $110,000 Active
14. 2025-03-24
    historical

ⓘ 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: $22,976
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$5,820
• − Depreciation: −$2,036
• Taxable income: $6,123
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,057/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

Average 55/100 Moderate rehab

This mobile home requires moderate updates to kitchen and bathrooms, as well as a potential HVAC system replacement. The property has average condition and could benefit from modernizing the interior spaces to increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need updating
• Minor bathroom fixtures — existing fixtures need updating
• Moderate HVAC system — existing system may need replacement

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizing the kitchen
• Resale new bathroom fixtures — modernizing the bathrooms
• Both HVAC system replacement — improving comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need updating	Minor	$500–3,000
bathroom fixtures · existing fixtures need updating	Minor	$500–3,000
HVAC system · existing system may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale new bathroom fixtures — modernizing the bathrooms ↑
• Both HVAC system replacement — improving comfort and energy efficiency ↑

ⓘ 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: Northern Local
• NCES district ID: 3904905
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $54,557
• Composite: 51.48/100
• National rank: #1724
• State rank: #284 of 656 in OH

Livability — Harbor Hills

• Score: 67/100
• State rank: #633
• US rank: #11183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Perry · 33,432 people
• Metro: Columbus, OH
• Population (ZIP): 8,805
• Household income: $84,051
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 0.5

Population outlook (Perry County) Hauer SSP2

• Today (2025): 35,614 people
• By 2030: 34,925 · -1.9%
• By 2040: 32,919 · -7.6%
• By 2050: 30,375 · -14.7%
• By 2075: 23,805 · -33.2%
• By 2100: 17,756 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -51.5pp toward R · 2008: -3.0pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+49.5 2016: R+40.3 2012: R+4.4 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.14%
• Current HPI: 259.7247
• 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

-36.4% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $69,999 CBRMLS
• 2026-05-13 Relisted — CBRMLS
• 2026-03-25 Contingent — CBRMLS
• 2026-01-29 Relisted — CBRMLS
• 2026-01-26 Contingent — CBRMLS
• 2025-12-18 Price Changed $75,000 CBRMLS
• 2025-11-12 Price Changed $84,900 CBRMLS
• 2025-10-03 Listed $90,000 CBRMLS
• 2025-09-29 Listing Removed — CBRMLS
• 2025-07-09 Price Changed $90,000 CBRMLS
• 2025-05-29 Price Changed $100,000 CBRMLS
• 2025-05-12 Price Changed $105,000 CBRMLS
• 2025-03-28 Listed $110,000 CBRMLS
• 2025-03-24 Coming Soon — CBRMLS