63 N Maple St · New London, OH 44851

$64,900

4 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 113 Days on market

Built 1993 0.28 ac lot

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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 +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 bath 1993 Redman mobile home converted to real estate and sits on a double lot! Enjoy the nice size backyard! The main bathroom has been totally redone! Newer flooring throughout and newer furnace and central air. Property was previously rented at $800/month.

Key facts

• Newer flooring
• Newer furnace
• Nice size backyard

Tags

• DOUBLE LOT
• NICE SIZE BACKYARD
• MAIN BATHROOM REDONE
• NEWER FLOORING
• NEWER FURNACE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#797 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• New London Local (rural): math 47% / reading 51% proficiency, ranked #452 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 40 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Huron County population projected at -22% 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($59k) 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.91%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.58×
• Total profit: $10,621
• Equity at exit: $9,677

10-year hold

• IRR: 23.3%
• Equity multiple: 3.01×
• Total profit: $36,492
• Equity at exit: $5,611

Cash invested: $18,172 (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 44851

• Home prices YoY: -7.0%
• Active inventory: 22
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $332

Break-even live

Break-even rent $556

Max offer price $64,900

Occupancy floor 61%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on market $64,900 Pending 113 DOM
2. 2026-06-08
   days on market $64,900 Active 112 DOM
3. 2026-06-08
   days on market $64,900 Active 111 DOM
4. 2026-06-07
   days on market $64,900 Active 110 DOM
5. 2026-06-04
   days on market $64,900 Active 107 DOM
6. 2026-06-02
   days on market $64,900 Active 106 DOM
7. 2026-06-01
   days on market $64,900 Active 105 DOM
8. 2026-05-31
   days on market $64,900 Active 104 DOM
9. 2026-03-30
   status Active 272-char remark

   Show marketing remark (272 chars)

   4 bedroom, 2 bath 1993 Redman mobile home converted to real estate and sits on a double lot! Enjoy the nice size backyard! The main bathroom has been totally redone! Newer flooring throughout and newer furnace and central air. Property was previously rented at $800/month.

10. 2026-02-27
    historical Active Under Contract 272-char remark

    Show marketing remark (272 chars)

    4 bedroom, 2 bath 1993 Redman mobile home converted to real estate and sits on a double lot! Enjoy the nice size backyard! The main bathroom has been totally redone! Newer flooring throughout and newer furnace and central air. Property was previously rented at $800/month.

11. 2026-02-16
    listed $64,900 Active 272-char remark

    Show marketing remark (272 chars)

    4 bedroom, 2 bath 1993 Redman mobile home converted to real estate and sits on a double lot! Enjoy the nice size backyard! The main bathroom has been totally redone! Newer flooring throughout and newer furnace and central air. Property was previously rented at $800/month.

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$75/yr (+$6/mo · 8.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,712
• − Mortgage interest: −$3,635
• − Property taxes: −$863
• − Insurance: −$324
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$1,888
• Taxable income: $3,127
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,230/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: New London Local
• NCES district ID: 3904772
• Math proficiency: 47% ▼ -18.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $46,646
• Composite: 41.63/100
• National rank: #3428
• State rank: #452 of 656 in OH

Livability — New London

• Score: 64/100
• State rank: #797
• US rank: #14596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New London, OH
• County: Huron · 56,496 people
• Population (ZIP): 5,303
• Household income: $62,458
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 7.3

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.80%
• Current HPI: 249.3754
• 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

3 events — show timeline

• 2026-03-30 Relisted — FAOR
• 2026-02-27 Contingent — FAOR
• 2026-02-16 Listed $64,900 FAOR

Property tax history

+4.1%/yr

Latest (2025): $863 · +2.5% YoY. Source: county tax records.