99 Harold Dr · Ashland, OH 44805

$39,900

3 bd · 2.0 ba · 1,222 sqft · Manufactured public records · 7 Days on market

Built 1996

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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 +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

Key facts

• Built 1996
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 27.6% vs local median 3.8% in Ashland — 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 72/100 on livability (#373 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities D-, commute F.
• Ashland City (town): math 70% / reading 69% proficiency, ranked #165 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 122 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in Ashland County in 2024 (0 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.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Recommended offer $39,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.12% ✓
• Cap rate: 27.61%
• Cash-on-cash: 76.15%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $81,874
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Terrace Dr	0.06mi	3/2.0	1,152 (-6%)	6mo	$76,900	$67	83

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 · 7.07% rent growth · sell at horizon

5-year hold

• IRR: 80.7%
• Equity multiple: 4.94×
• Total profit: $44,020
• Equity at exit: $5,949

10-year hold

• IRR: 85.1%
• Equity multiple: 11.76×
• Total profit: $120,264
• 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 44805

• Rents YoY: 7.1%
• Active inventory: 122
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $709

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 38%

Sensitivity live

Price	-10% $737	-5% $723	+0% $709	+5% $695	+10% $681
Rent	-10% $610	-5% $660	+0% $709	+5% $758	+10% $807
Rate	-1.0pp $729	-0.5pp $719	base $709	+0.5pp $699	+1.0pp $688

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Birch St Ashland, OH	3.0	1.0	1116	$1,175	$1.05	44d	1	0.95mi

Listing history 14 events

1. 2024-12-02
   status Pending
2. 2024-07-24
   soldstatus $37,000 Closed 438-char remark

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

3. 2024-07-24
   soldstatus $37,000 Closed 438-char remark

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

4. 2024-07-24
   soldstatus $37,000 Closed

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

5. 2024-02-28
   status Pending

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

6. 2024-02-28
   status Pending 438-char remark

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

7. 2024-02-28
   status Pending

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

8. 2024-02-21
   listed $39,900 Active

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

9. 2024-02-21
   listed $39,900 Active 438-char remark

   Show marketing remark (438 chars)

   Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

10. 2024-02-21
    listed $39,900 Active

    Show marketing remark (438 chars)

    Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

11. 2024-02-21
    listed $39,900 Active 438-char remark

    Show marketing remark (438 chars)

    Discover comfort in this 3 bed, 2 bath mobile home nestled in Silverstone Estates. Step inside to find a refreshened interior with new flooring and a fresh coat of paint, both added in 2023. Rest easy knowing that the furnace and roof have been repaired in 2024, ensuring a cozy and well-maintained living space. Embrace the convenience and charm of this upgraded mobile home in a welcoming community. Welcome home to Silverstone Estates!

12. 2023-10-27
    soldstatus $29,000 Closed
13. 2023-10-17
    status Pending
14. 2023-10-11
    listed $29,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $14,957
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,161
• Taxable income: $8,370
• Est. tax owed @ 24.0%: −$2,009
• After-tax cash flow: $6,499/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: Ashland City
• NCES district ID: 3904350
• Math proficiency: 70% ▼ -2.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $43,164
• Composite: 58.31/100
• National rank: #1015
• State rank: #165 of 656 in OH

Livability — Ashland

• Score: 72/100
• State rank: #373
• US rank: #6095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, OH
• County: Ashland County · 30,805 people
• City population: 30,805
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

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: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, 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

+27.6% since first listed

14 events — show timeline

• 2024-12-02 Pending — CBRMLS
• 2024-07-24 Sold (MLS) $37,000 MARMLS
• 2024-07-24 Sold (MLS) $37,000 MLSNOW
• 2024-07-24 Sold (MLS) $37,000 ABOR
• 2024-02-28 Pending — MARMLS
• 2024-02-28 Pending — MLSNOW
• 2024-02-28 Pending — CBRMLS
• 2024-02-21 Listed $39,900 MARMLS
• 2024-02-21 Listed $39,900 ABOR
• 2024-02-21 Listed $39,900 MLSNOW
• 2024-02-21 Listed $39,900 CBRMLS
• 2023-10-27 Sold (MLS) $29,000 MLSNOW
• 2023-10-17 Pending — MLSNOW
• 2023-10-11 Listed $29,000 MLSNOW