2870 Maysville Pike · South Zanesville, OH 43701

$39,900

2 bd · 1.5 ba · 732 sqft · Land · 79 Days on market

Built 1969 $55/sqft · 47% below area Est $75k · 47% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller Financing Available Own with $3,000 Down 2 Bed / 1.5 Bath Manufactured Home $39,900 This 2 bedroom, 1.5 bathroom manufactured home located at 2870 Maysville Pike Lot 26 offers an affordable opportunity to own instead of rent. The home features a beautiful layout with a comfortable, abundant living space, two bedrooms, and the convenience of a 1.5 bath setup. This is a great option for individuals, couples, or small families looking for a manageable home in an established community. Purchase Options Price: $39,900 Seller Financing Example: $3,000 down Approx. $491/month payment Community Information The home is located in a professionally managed mobile home community. Lot rent: $495/month (paid to the park) Buyer must apply with and be approved by the park before purchase Felonies and offenders are not permitted per park rules Why buyers like homes like this: Lower cost than many rental options Opportunity to own instead of rent Manageable home size with easy maintenance Established community setting For more information: Call or text 740-923-2646

Key facts

• Built 1969
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $40k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#242 in OH, #3,856 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Maysville Local (town): math 46% / reading 56% proficiency, ranked #435 of 656 in OH (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Maysville Elementary School (math 61% / reading 64%, grade B, #580 of 1,584 statewide, top 37%, 807 students, 0% FRL); Maysville Middle School (math 35% / reading 46%, grade F, #509 of 654 statewide, top 78%, 479 students, 0% FRL); Maysville High School (math 32% / reading 62%, grade D-, #435 of 781 statewide, top 59%, 444 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 300 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y ago 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.
• Current owner paid $23k; list at $40k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.26% ✓
• Cap rate: 19.40%
• Cash-on-cash: 46.82%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $74,763
• List price: $39,900
• Delta: -46.63%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 45.5%
• Equity multiple: 3.01×
• Total profit: $22,437
• Equity at exit: $5,949

10-year hold

• IRR: 51.9%
• Equity multiple: 6.38×
• Total profit: $60,087
• Equity at exit: $3,450

Cash invested: $11,172 (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 43701

• Home prices YoY: -23.2%
• Rents YoY: 4.2%
• Active inventory: 300
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $436

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $463	-5% $450	+0% $436	+5% $422	+10% $408
Rent	-10% $365	-5% $400	+0% $436	+5% $471	+10% $507
Rate	-1.0pp $456	-0.5pp $446	base $436	+0.5pp $426	+1.0pp $415

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-02
   days on market $39,900 Active 79 DOM
2. 2026-06-01
   days on market $39,900 Active 78 DOM
3. 2026-05-31
   days on market $39,900 Active 77 DOM
4. 2026-05-30
   days on market $39,900 Active 76 DOM
5. 2026-03-15
   listed $39,900 Active 1090-char remark

   Show marketing remark (1090 chars)

   Seller Financing Available Own with $3,000 Down 2 Bed / 1.5 Bath Manufactured Home $39,900 This 2 bedroom, 1.5 bathroom manufactured home located at 2870 Maysville Pike Lot 26 offers an affordable opportunity to own instead of rent. The home features a beautiful layout with a comfortable, abundant living space, two bedrooms, and the convenience of a 1.5 bath setup. This is a great option for individuals, couples, or small families looking for a manageable home in an established community. Purchase Options Price: $39,900 Seller Financing Example: $3,000 down Approx. $491/month payment Community Information The home is located in a professionally managed mobile home community. Lot rent: $495/month (paid to the park) Buyer must apply with and be approved by the park before purchase Felonies and offenders are not permitted per park rules Why buyers like homes like this: Lower cost than many rental options Opportunity to own instead of rent Manageable home size with easy maintenance Established community setting For more information: Call or text 740-923-2646

6. 2025-12-15
   soldstatus $23,333
7. 2025-08-28
   status Pending 450-char remark

   Show marketing remark (450 chars)

   Motivated Seller! Don’t miss this well-maintained and cozy mobile home perfectly situated in a great South Zanesville location! Enjoy year-round comfort with a brand-new gas heating and electric AC system. The home also comes fully equipped with a sleek Samsung washer, dryer, and refrigerator—all included for the new owner! Whether you're looking for your first home or ready to downsize, this move-in ready gem won’t last long!

8. 2025-08-28
   soldstatus $46,500 Closed 450-char remark

   Show marketing remark (450 chars)

   Motivated Seller! Don’t miss this well-maintained and cozy mobile home perfectly situated in a great South Zanesville location! Enjoy year-round comfort with a brand-new gas heating and electric AC system. The home also comes fully equipped with a sleek Samsung washer, dryer, and refrigerator—all included for the new owner! Whether you're looking for your first home or ready to downsize, this move-in ready gem won’t last long!

9. 2025-07-11
   historical Contingent 450-char remark

   Show marketing remark (450 chars)

   Motivated Seller! Don’t miss this well-maintained and cozy mobile home perfectly situated in a great South Zanesville location! Enjoy year-round comfort with a brand-new gas heating and electric AC system. The home also comes fully equipped with a sleek Samsung washer, dryer, and refrigerator—all included for the new owner! Whether you're looking for your first home or ready to downsize, this move-in ready gem won’t last long!

10. 2025-06-05
    price $46,500 450-char remark

    Show marketing remark (450 chars)

    Motivated Seller! Don’t miss this well-maintained and cozy mobile home perfectly situated in a great South Zanesville location! Enjoy year-round comfort with a brand-new gas heating and electric AC system. The home also comes fully equipped with a sleek Samsung washer, dryer, and refrigerator—all included for the new owner! Whether you're looking for your first home or ready to downsize, this move-in ready gem won’t last long!

11. 2025-05-23
    price $52,500 450-char remark

    Show marketing remark (450 chars)

    Motivated Seller! Don’t miss this well-maintained and cozy mobile home perfectly situated in a great South Zanesville location! Enjoy year-round comfort with a brand-new gas heating and electric AC system. The home also comes fully equipped with a sleek Samsung washer, dryer, and refrigerator—all included for the new owner! Whether you're looking for your first home or ready to downsize, this move-in ready gem won’t last long!

12. 2025-05-10
    listed $55,900 Active 450-char remark

    Show marketing remark (450 chars)

    Motivated Seller! Don’t miss this well-maintained and cozy mobile home perfectly situated in a great South Zanesville location! Enjoy year-round comfort with a brand-new gas heating and electric AC system. The home also comes fully equipped with a sleek Samsung washer, dryer, and refrigerator—all included for the new owner! Whether you're looking for your first home or ready to downsize, this move-in ready gem won’t last long!

13. 2024-04-26
    soldstatus $30,000 Closed
14. 2024-03-12
    status Pending
15. 2024-03-04
    price $33,900
16. 2024-02-13
    price $37,900
17. 2024-02-04
    price $42,900
18. 2024-01-25
    price $47,900
19. 2024-01-05
    listed $59,900 Active
20. 2023-06-07
    soldstatus $79,900 Closed
21. 2023-06-07
    soldstatus $79,900 Closed
22. 2023-05-23
    historical Contingent
23. 2023-05-23
    historical Contingent Finance and Inspection
24. 2023-05-22
    listed $79,900 Active
25. 2023-05-22
    listed $79,900 Active
26. 2022-04-25
    soldstatus $50,000 Closed
27. 2022-04-02
    status Pending
28. 2022-03-28
    price $65,000
29. 2022-01-28
    listed $75,000 Active
30. 2019-12-29
    soldstatus $34,900
31. 2019-09-16
    listed $34,900
32. 2016-06-07
    soldstatus $10,000
33. 2016-05-20
    listed $12,000
34. 2010-11-05
    soldstatus $41,000
35. 2010-03-12
    listed $39,900
36. 2010-02-20
    soldstatus $19,000
37. 2009-12-10
    listed $22,000
38. 2009-09-29
    historical
39. 2009-03-29
    listed $44,000
40. 2008-11-19
    historical
41. 2008-05-12
    listed $57,500
42. 2007-12-04
    historical
43. 2007-06-04
    listed $8,500
44. 1998-01-16
    soldstatus $603,500

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,809
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$1,161
• Taxable income: $4,886
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,058/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: Maysville Local
• NCES district ID: 3904885
• Math proficiency: 46% ▼ -19.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $40,901
• Composite: 42.71/100
• National rank: #3167
• State rank: #435 of 656 in OH

Livability — South Zanesville

• Score: 75/100
• State rank: #242
• US rank: #3856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Muskingum County · 56,402 people
• Metro: Zanesville, OH
• Population (ZIP): 56,402
• Household income: $57,565
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1619.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 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 · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.41%
• Current HPI: 298.9994
• Rent YoY: ▲ 4.23%
• Metro: Zanesville, OH
• 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

-93.4% since first listed

40 events — show timeline

• 2026-03-15 Listed $39,900 ForSaleByOwner.com
• 2025-12-15 Sold (Public Records) $23,333 Public Records
• 2025-08-28 Pending — MLSNOW
• 2025-08-28 Sold (MLS) $46,500 MLSNOW
• 2025-07-11 Contingent — MLSNOW
• 2025-06-05 Price Changed $46,500 MLSNOW
• 2025-05-23 Price Changed $52,500 MLSNOW
• 2025-05-10 Listed $55,900 MLSNOW
• 2024-04-26 Sold (MLS) $30,000 MLSNOW
• 2024-03-12 Pending — MLSNOW
• 2024-03-04 Price Changed $33,900 MLSNOW
• 2024-02-13 Price Changed $37,900 MLSNOW
• 2024-02-04 Price Changed $42,900 MLSNOW
• 2024-01-25 Price Changed $47,900 MLSNOW
• 2024-01-05 Listed $59,900 MLSNOW
• 2023-06-07 Sold (MLS) $79,900 MLSNOW
• 2023-06-07 Sold (MLS) $79,900 CBRMLS
• 2023-05-23 Contingent — MLSNOW
• 2023-05-23 Contingent — CBRMLS
• 2023-05-22 Listed $79,900 MLSNOW
• 2023-05-22 Listed $79,900 CBRMLS
• 2022-04-25 Sold (MLS) $50,000 MLSNOW
• 2022-04-02 Pending — MLSNOW
• 2022-03-28 Price Changed $65,000 MLSNOW
• 2022-01-28 Listed $75,000 MLSNOW
• 2019-12-29 Sold (MLS) $34,900 CBRMLS
• 2019-09-16 Listed $34,900 CBRMLS
• 2016-06-07 Sold (MLS) $10,000 MLSNOW
• 2016-05-20 Listed $12,000 MLSNOW
• 2010-11-05 Sold (MLS) $41,000 MLSNOW
• 2010-03-12 Listed $39,900 MLSNOW
• 2010-02-20 Sold (MLS) $19,000 MLSNOW
• 2009-12-10 Listed $22,000 MLSNOW
• 2009-09-29 Listing Removed — MLSNOW
• 2009-03-29 Listed $44,000 MLSNOW
• 2008-11-19 Listing Removed — MLSNOW
• 2008-05-12 Listed $57,500 MLSNOW
• 2007-12-04 Listing Removed — MLSNOW
• 2007-06-04 Listed $8,500 MLSNOW
• 1998-01-16 Sold (Public Records) $603,500 Public Records

Property tax history

+15.5%/yr

Latest (2025): $32,626 · +2.0% YoY. Source: county tax records.