9 Tomahawk Cir · Chillicothe, OH 45601

$59,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 38 Days on market

Built 2013 Good condition $54/sqft · 72% below area $588/mo HOA · 34% of rent ↓ 9% 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
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2013 mobile home offering 3 bedrooms and 2 full bathrooms at an affordable price point. Bright and open layout perfect for entertaining. This home is in good condition and move-in ready, making it a great option for owner-occupants or anyone looking to simplify without sacrificing space. The kitchen comes fully equipped with an electric stove, refrigerator, and dishwasher, and a washer and dryer are also included--adding everyday convenience right from day one! Comfortable layout with a private primary suite and two additional bedrooms, ideal for guests, a home office, or flexible living. Ideal location location just minutes from scenic trails at Great Seal State Par

Key facts

• Built 2013
• Listed 38 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $588; Community amenities include basketball court and outdoor sports area; Association fee covers security, trash, and snow removal

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Other residential without deeded land; One story; No shared/common walls; Built in 2013
• Construction: Built in 2013
• Exterior features: Other foundation

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Interior features: Living area approximately 1100

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.2% in Chillicothe — 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 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Chillicothe City (town): math 36% / reading 47% proficiency, ranked #535 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ross County population projected at -12% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 2.91% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 2.9

CMA / ARV

• ARV (median comp): $211,948
• List price: $59,000
• Delta: -72.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Tomahawk Circle Cir	0.02mi	3/2.0	1,166 (+6%)	16mo	$55,000	$47	75
279 Seney Rd	0.38mi	2/1.0 (-1)	1,104 (+0%)	3mo	$223,500	$202	70
258 Logan View Dr	0.50mi	3/1.0	1,128 (+2%)	5mo	$245,000	$217	64
250 Logan View Dr	0.49mi	4/3.0 (+1)	1,174 (+7%)	20mo	$238,000	$203	40
130 Winona Blvd	0.74mi	3/1.0	969 (-12%)	14mo	$120,000	$124	30
232 Maplewood Dr	0.61mi	3/1.0	969 (-12%)	23mo	$200,000	$206	29

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $13,699
• Equity at exit: $8,797

10-year hold

• IRR: 28.7%
• Equity multiple: 3.60×
• Total profit: $42,953
• Equity at exit: $5,101

Cash invested: $16,520 (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 45601

• Active inventory: 178
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$588
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $359

Break-even live

Break-even rent $1,260

Max offer price $59,000

Occupancy floor 74%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
767 Hopetown Rd Chillicothe, OH	2.0–3.0	1.0–1.5	794	$1,715	$2.16	1d	14	1.04mi

HOA detail

• Monthly dues: $588 · $7,056/yr
• Likely covers: electric

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 38 DOM
2. 2026-06-17
   days on market $59,000 Active 37 DOM
3. 2026-06-16
   days on market $59,000 Active 36 DOM
4. 2026-06-15
   days on market $59,000 Active 35 DOM
5. 2026-06-13
   days on market $59,000 Active 33 DOM
6. 2026-06-12
   days on market $59,000 Active 32 DOM
7. 2026-06-09
   days on market $59,000 Active 29 DOM
8. 2026-06-08
   days on market $59,000 Active 28 DOM
9. 2026-06-08
   days on market $59,000 Active 27 DOM
10. 2026-06-07
    days on market $59,000 Active 26 DOM
11. 2026-06-04
    days on market $59,000 Active 23 DOM
12. 2026-06-03
    price $59,000 Active 22 DOM
13. 2026-06-02
    days on market $65,000 Active 22 DOM
14. 2026-06-01
    days on market $65,000 Active 21 DOM
15. 2026-05-31
    days on market $65,000 Active 20 DOM
16. 2026-05-11
    listed $65,000 Active 943-char remark
17. 2026-05-09
    historical $65,000 943-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,580
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$7,056
• − Depreciation: −$1,716
• Taxable income: $4,030
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $3,342/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 · 19 photos

Good 75/100 Cosmetic rehab

This 2013 mobile home is in good condition and move-in ready, with a good layout and amenities. It offers a good return on investment with minor updates to enhance curb appeal and comfort.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ 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: Chillicothe City
• NCES district ID: 3904374
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $37,990
• Composite: 34.55/100
• National rank: #5174
• State rank: #535 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chillicothe, OH
• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 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 · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

-9.2% since first listed

3 events — show timeline

• 2026-06-03 Price Changed $59,000 CBRMLS
• 2026-05-11 Listed $65,000 CBRMLS
• 2026-05-09 Coming Soon $65,000 CBRMLS