103 Eastview Dr · Jackson, OH 45640

$54,900

2 bd · 2.0 ba · 924 sqft · Manufactured · 24 Days on market

Built 2016 Fair condition

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained 2-bedroom, 2-bath mobile home located in the desirable Eastview Estates community! This inviting home offers comfortable living, a functional layout, and plenty of space to enjoy both inside and out. A bonus wood outbuilding provides extra storage for tools, seasonal items, or hobbies. Conveniently located with easy access to shopping, dining, and local amenities, this property is an excellent opportunity for affordable homeownership. Lot rent is just $210 per month. Buyers must complete an application and receive approval from Eastview Estates. Don't miss your chance to make this wonderful home your own—schedule your showing today!

Key facts

• Built 2016
• Listed 24 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured house, single-story
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Linoleum; Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Linoleum and carpet flooring; 7 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.5% in Jackson — 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 66/100 on livability (#637 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: health & safety C-, amenities F, commute F.
• Jackson City (town): math 58% / reading 64% proficiency, ranked #292 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 32 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.53% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.99
• 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: 14.9%
• Equity multiple: 1.60×
• Total profit: $9,182
• Equity at exit: $8,186

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $31,309
• Equity at exit: $4,747

Cash invested: $15,372 (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 45640

• Home prices YoY: -32.3%
• Active inventory: 67
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $284

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 61%

Sensitivity live

Price	-10% $322	-5% $303	+0% $284	+5% $265	+10% $246
Rent	-10% $217	-5% $250	+0% $284	+5% $317	+10% $350
Rate	-1.0pp $311	-0.5pp $298	base $284	+0.5pp $269	+1.0pp $255

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $54,900 Active 24 DOM
2. 2026-06-18
   days on market $54,900 Active 22 DOM
3. 2026-06-17
   days on market $54,900 Active 21 DOM
4. 2026-06-16
   days on market $54,900 Active 20 DOM
5. 2026-06-15
   days on market $54,900 Active 19 DOM
6. 2026-06-13
   days on market $54,900 Active 17 DOM
7. 2026-06-12
   remarks 690-char remark
8. 2026-06-12
   days on market $54,900 Active 16 DOM
9. 2026-06-09
   days on market $54,900 Active 13 DOM
10. 2026-06-08
    days on market $54,900 Active 12 DOM
11. 2026-06-08
    days on market $54,900 Active 11 DOM
12. 2026-06-07
    days on market $54,900 Active 10 DOM
13. 2026-06-04
    days on market $54,900 Active 7 DOM
14. 2026-06-02
    days on market $54,900 Active 6 DOM
15. 2026-06-01
    days on market $54,900 Active 5 DOM
16. 2026-05-31
    days on market $54,900 Active 4 DOM
17. 2026-05-27
    listed $54,900 Active

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,072
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,597
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $2,758/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 · 14 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some minor repairs and maintenance needed. Upgrading the paint and flooring can significantly increase its resale value.

Repairs flagged

• Minor Paint — The paint on the interior walls and exterior siding shows some wear and discoloration.
• Minor Landscaping — The landscaping appears simple and functional, but could be improved for better curb appeal.

Value-add opportunities

• Resale Paint the interior walls and exterior siding — Fresh paint can significantly improve the home's curb appeal and overall appearance, making it more attractive to potential buyers.
• Resale Replace the flooring in the kitchen and living areas — Upgrading the flooring can enhance the home's value and make it more appealing to potential buyers.
• Rental Perform a thorough cleaning of the kitchen and bathroom — A clean and well-maintained home is more likely to attract tenants and can help maintain a positive rental history.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint on the interior walls and exterior siding shows some wear and discoloration.	Minor	$500–3,000
Landscaping · The landscaping appears simple and functional, but could be improved for better curb appeal.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the interior walls and exterior siding — Fresh paint can significantly improve the home's curb appeal and overall appearance, making it more attractive to potential buyers. ↑
• Resale Replace the flooring in the kitchen and living areas — Upgrading the flooring can enhance the home's value and make it more appealing to potential buyers. ↑
• Rental Perform a thorough cleaning of the kitchen and bathroom — A clean and well-maintained home is more likely to attract tenants and can help maintain a positive rental history. ↑

ⓘ 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: Jackson City
• NCES district ID: 3904415
• Math proficiency: 58% ▼ -18.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $40,387
• Composite: 50.97/100
• National rank: #1781
• State rank: #292 of 656 in OH

Livability — Jackson

• Score: 66/100
• State rank: #637
• US rank: #11225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson · 32,540 people
• Population (ZIP): 16,360
• Household income: $62,813
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 12.2

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 30,794 people
• By 2030: 29,535 · -4.1%
• By 2040: 26,757 · -13.1%
• By 2050: 23,897 · -22.4%
• By 2075: 17,115 · -44.4%
• By 2100: 10,908 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.1) · D 20.7% · R 78.8%
• 2008→2024 swing: -37.9pp toward R · 2008: -20.2pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+54.1 2016: R+48.9 2012: R+20.8 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.17%
• Current HPI: 218.1692
• 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

1 event — show timeline

• 2026-05-27 Listed $54,900 SVAR