107 Township Road 810 #11 · West Salem, OH 44287

$42,500

2 bd · 1.0 ba · 924 sqft · SingleFamily · 43 Days on market

Built 1995 Fair condition $46/sqft · 13% below area Est $49k · 13% under ↓ 23% since listing

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Why this score? — see what drove the A 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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Affordable , one floor living in Hidden Acres Mobile Home Park; This well maintained home offers an eat in kitchen with plenty of cupboards and counter space, bar area in living room with built-in cupboards, 2 ample size bedrooms with ceiling fans, with the master bedroom having access to the large bathroom, which also houses the laundry area; All appliances stay with the home, including washer and dryer; Outside has 2 newer porches, newer skirting on the home, and an outdoor shed; Lot rent of $425 monthly includes water, sewer, trash, play area, lake, and seasonal swimming pool; Schedule your private viewing today !

Key facts

• Laundry area
• Built-in cupboards
• Eat in kitchen

Tags

• ONE FLOOR LIVING
• EAT IN KITCHEN
• BAR AREA
• BUILT-IN CUPBOARDS
• LARGE BATHROOM
• LAUNDRY AREA

Property features AI

Finance

• Financial info: Monthly land lease payment of $425
• HOA & community: Property has a land lease with a monthly land lease amount

Exterior

• Parking: Driveway parking
• Utilities: Shared well water; Shared septic system
• Home design: Single-story home
• Construction: Vinyl siding; Metal roof; Property built (year per public records)
• Exterior features: Driveway with gravel surface

Interior

• Kitchen: Eat-in kitchen; Range; Refrigerator
• Bedrooms: Two main-level bedrooms; Bedrooms feature carpet flooring
• Flooring: Carpet in main living areas and bedrooms; Linoleum in the kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s)
• Laundry & utility: Washer and dryer; Laundry area located in the bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#611 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Black River Local (rural): math 55% / reading 66% proficiency, ranked #278 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($294 loan paydown + $4k appreciation (10.0% local appreciation)).
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $41,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.46% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.54%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $49,043
• List price: $42,500
• Delta: -13.34%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Twp Rd 810 #2	0.00mi	2/2.0	980 (+6%)	18mo	$50,000	$51	71
107 Township Road 810 Lot 31	0.02mi	3/2.0 (+1)	1,002 (+8%)	24mo	$43,000	$43	56
107 810 Lot 31	0.02mi	3/2.0 (+1)	1,002 (+8%)	24mo	$43,000	$43	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.6%
• Equity multiple: 5.79×
• Total profit: $56,978
• Equity at exit: $38,287

10-year hold

• IRR: 60.3%
• Equity multiple: 12.87×
• Total profit: $141,229
• Equity at exit: $82,568

Cash invested: $11,900 (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 44287

• Home prices YoY: 6.5%
• Active inventory: 59
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $531

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 44%

Sensitivity live

Price	-10% $560	-5% $546	+0% $531	+5% $516	+10% $502
Rent	-10% $448	-5% $490	+0% $531	+5% $572	+10% $613
Rate	-1.0pp $552	-0.5pp $542	base $531	+0.5pp $520	+1.0pp $509

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $42,500 Active 43 DOM
2. 2026-06-18
   days on market $42,500 Active 42 DOM
3. 2026-06-17
   days on market $42,500 Active 41 DOM
4. 2026-06-16
   days on market $42,500 Active 40 DOM
5. 2026-06-15
   days on market $42,500 Active 39 DOM
6. 2026-06-14
   days on market $42,500 Active 37 DOM
7. 2026-06-12
   pricedays on market $42,500 Active 36 DOM
8. 2026-06-09
   days on market $48,000 Active 33 DOM
9. 2026-06-08
   days on market $48,000 Active 32 DOM
10. 2026-06-07
    days on market $48,000 Active 31 DOM
11. 2026-06-05
    days on market $48,000 Active 28 DOM
12. 2026-06-03
    days on market $48,000 Active 27 DOM
13. 2026-06-02
    days on market $48,000 Active 26 DOM
14. 2026-06-01
    days on market $48,000 Active 25 DOM
15. 2026-05-31
    days on market $48,000 Active 24 DOM
16. 2026-05-30
    days on market $48,000 Active 23 DOM
17. 2026-05-15
    price $48,000 626-char remark

    Show marketing remark (626 chars)

    Affordable , one floor living in Hidden Acres Mobile Home Park; This well maintained home offers an eat in kitchen with plenty of cupboards and counter space, bar area in living room with built-in cupboards, 2 ample size bedrooms with ceiling fans, with the master bedroom having access to the large bathroom, which also houses the laundry area; All appliances stay with the home, including washer and dryer; Outside has 2 newer porches, newer skirting on the home, and an outdoor shed; Lot rent of $425 monthly includes water, sewer, trash, play area, lake, and seasonal swimming pool; Schedule your private viewing today !

18. 2026-05-15
    price $48,000 626-char remark

    Show marketing remark (626 chars)

    Affordable , one floor living in Hidden Acres Mobile Home Park; This well maintained home offers an eat in kitchen with plenty of cupboards and counter space, bar area in living room with built-in cupboards, 2 ample size bedrooms with ceiling fans, with the master bedroom having access to the large bathroom, which also houses the laundry area; All appliances stay with the home, including washer and dryer; Outside has 2 newer porches, newer skirting on the home, and an outdoor shed; Lot rent of $425 monthly includes water, sewer, trash, play area, lake, and seasonal swimming pool; Schedule your private viewing today !

19. 2026-05-07
    listed $54,900 Active 626-char remark

    Show marketing remark (626 chars)

    Affordable , one floor living in Hidden Acres Mobile Home Park; This well maintained home offers an eat in kitchen with plenty of cupboards and counter space, bar area in living room with built-in cupboards, 2 ample size bedrooms with ceiling fans, with the master bedroom having access to the large bathroom, which also houses the laundry area; All appliances stay with the home, including washer and dryer; Outside has 2 newer porches, newer skirting on the home, and an outdoor shed; Lot rent of $425 monthly includes water, sewer, trash, play area, lake, and seasonal swimming pool; Schedule your private viewing today !

20. 2026-05-07
    listed $54,900 Active 626-char remark

    Show marketing remark (626 chars)

    Affordable , one floor living in Hidden Acres Mobile Home Park; This well maintained home offers an eat in kitchen with plenty of cupboards and counter space, bar area in living room with built-in cupboards, 2 ample size bedrooms with ceiling fans, with the master bedroom having access to the large bathroom, which also houses the laundry area; All appliances stay with the home, including washer and dryer; Outside has 2 newer porches, newer skirting on the home, and an outdoor shed; Lot rent of $425 monthly includes water, sewer, trash, play area, lake, and seasonal swimming pool; Schedule your private viewing today !

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,526
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,236
• Taxable income: $6,055
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $4,918/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 · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home in Hidden Acres Mobile Home Park is in fair condition with some cosmetic updates needed to enhance its resale value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are wooden and show some wear, but are not in critical condition.
• Minor Bathroom fixtures — The fixtures appear dated and may need updating.
• Minor Living room carpet — The carpet looks worn and may need replacing.

Value-add opportunities

• Resale Painting the interior walls — Updating the interior walls can make the home more appealing to potential buyers.
• Resale Updating the kitchen cabinets — Newer cabinets can add value and make the kitchen more functional.
• Resale Updating the bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and functionality.
• Resale Replacing the living room carpet — A new carpet can make the living room more inviting and add to the home's overall appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are wooden and show some wear, but are not in critical condition.	Minor	$500–3,000
Bathroom fixtures · The fixtures appear dated and may need updating.	Minor	$500–3,000
Living room carpet · The carpet looks worn and may need replacing.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting the interior walls — Updating the interior walls can make the home more appealing to potential buyers. ↑
• Resale Updating the kitchen cabinets — Newer cabinets can add value and make the kitchen more functional. ↑
• Resale Updating the bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and functionality. ↑
• Resale Replacing the living room carpet — A new carpet can make the living room more inviting and add to the home's overall appeal. ↑

ⓘ 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: Black River Local
• NCES district ID: 3904846
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $54,027
• Composite: 51.84/100
• National rank: #1665
• State rank: #278 of 656 in OH

Livability — West Salem

• Score: 67/100
• State rank: #611
• US rank: #10537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• Population (ZIP): 7,892
• Household income: $71,146
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 6.1

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 5% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Other Indo-European 2%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 426.21
• 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

-22.6% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $42,500 ABOR
• 2026-06-10 Price Changed $42,500 MLSNOW
• 2026-05-15 Price Changed $48,000 ABOR
• 2026-05-15 Price Changed $48,000 MLSNOW
• 2026-05-07 Listed $54,900 MLSNOW
• 2026-05-07 Listed $54,900 ABOR