10951 Borror Rd Lot 33 · Commercial Point, OH 43146

$60,000

2 bd · 1.0 ba · 972 sqft · SingleFamily · 21 Days on market

Built 1972 Good condition $62/sqft · 68% below area

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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
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled 2BR, 1Bath mobile home in Teays Valley School District. Spray foam insulation in the walls and ceiling. Floor is insulated with R-25. Home has vinyl siding. Skirting is metal siding and has solar vents. When temperature drops below 40 degrees vents close automatically. Roof has a high quality rubberized roof coating. 10x19 storage shed. Lot is not included in the sale of the trailer. Buyer must be approved by owner of the park.

Key facts

• Solar vents
• Metal siding
• Storage shed

Tags

• SPRAY FOAM INSULATION
• VINYL SIDING
• METAL SIDING
• SOLAR VENTS
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 3.3% in Commercial Point — 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 (#388 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Scioto Elementary School (math 71% / reading 71%, grade A-, #371 of 1,584 statewide, top 24%, 640 students, 21% FRL); Teays Valley West Middle School (math 67% / reading 64%, grade A-, #186 of 654 statewide, top 29%, 534 students, 18% FRL); Teays Valley High School (math 50% / reading 70%, grade C+, #239 of 781 statewide, top 31%, 1,196 students, 22% FRL).
• Market conditions: 27 active listings in the ZIP; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $48k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.88% ✓
• Cap rate: 25.27%
• Cash-on-cash: 67.76%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $185,755
• List price: $60,000
• Delta: -67.70%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10951 Borror Rd Lot 33	0.00mi	2/1.0	972 (0%)	1mo	$48,000	$49	99
10 Main St	0.60mi	2/1.0	912 (-6%)	11mo	$170,000	$186	52
10951 Borror Rd Lot 26	0.00mi	3/2.0 (+1)	1,100 (+13%)	22mo	$56,100	$51	50

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: 67.1%
• Equity multiple: 4.02×
• Total profit: $50,722
• Equity at exit: $8,946

10-year hold

• IRR: 71.3%
• Equity multiple: 8.27×
• Total profit: $122,073
• Equity at exit: $5,188

Cash invested: $16,800 (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 43146

• Home prices YoY: -26.8%
• Active inventory: 27
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $949

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 40%

Sensitivity live

Price	-10% $990	-5% $969	+0% $949	+5% $928	+10% $907
Rent	-10% $812	-5% $880	+0% $949	+5% $1,017	+10% $1,085
Rate	-1.0pp $979	-0.5pp $964	base $949	+0.5pp $933	+1.0pp $917

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-08
   status Pending 447-char remark

   Show marketing remark (447 chars)

   Fully remodeled 2BR, 1Bath mobile home in Teays Valley School District. Spray foam insulation in the walls and ceiling. Floor is insulated with R-25. Home has vinyl siding. Skirting is metal siding and has solar vents. When temperature drops below 40 degrees vents close automatically. Roof has a high quality rubberized roof coating. 10x19 storage shed. Lot is not included in the sale of the trailer. Buyer must be approved by owner of the park.

2. 2026-04-17
   listed $60,000 Active 447-char remark

   Show marketing remark (447 chars)

   Fully remodeled 2BR, 1Bath mobile home in Teays Valley School District. Spray foam insulation in the walls and ceiling. Floor is insulated with R-25. Home has vinyl siding. Skirting is metal siding and has solar vents. When temperature drops below 40 degrees vents close automatically. Roof has a high quality rubberized roof coating. 10x19 storage shed. Lot is not included in the sale of the trailer. Buyer must be approved by owner of the park.

3. 2025-06-30
   soldstatus $47,500 Closed 402-char remark

   Show marketing remark (402 chars)

   Fully remodeled 2BR, 1Bath mobile home in Teays Valley School District. Spray foam insulation in the walls and ceiling. Floor is insulated with R-25. Home has vinyl siding. Skirting is metal siding and has solar vents. When temperature drops below 40 degrees vents close automatically. Roof has a high quality rubberized roof coating. 10x19 storage shed. Lot is not included in the sale of the trailer.

4. 2025-06-24
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Fully remodeled 2BR, 1Bath mobile home in Teays Valley School District. Spray foam insulation in the walls and ceiling. Floor is insulated with R-25. Home has vinyl siding. Skirting is metal siding and has solar vents. When temperature drops below 40 degrees vents close automatically. Roof has a high quality rubberized roof coating. 10x19 storage shed. Lot is not included in the sale of the trailer.

5. 2025-06-19
   listed $60,000 Active 402-char remark

   Show marketing remark (402 chars)

   Fully remodeled 2BR, 1Bath mobile home in Teays Valley School District. Spray foam insulation in the walls and ceiling. Floor is insulated with R-25. Home has vinyl siding. Skirting is metal siding and has solar vents. When temperature drops below 40 degrees vents close automatically. Roof has a high quality rubberized roof coating. 10x19 storage shed. Lot is not included in the sale of the trailer.

6. 2022-03-25
   soldstatus $50,000 Closed
7. 2022-02-28
   historical Contingent Finance and Inspection
8. 2022-02-16
   listed $50,000 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 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,708
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$1,745
• Taxable income: $11,088
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $8,722/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

Good 80/100 Cosmetic rehab

This fully remodeled mobile home is in good condition with new finishes and systems. It's move-in ready with a good curb appeal and potential for further value through exterior painting and landscaping.

Value-add opportunities

• Resale paint exterior — Fresh paint can make a big difference in curb appeal
• Both landscape — Landscaping can enhance curb appeal and increase property value
• Both install new outdoor lighting — New lighting can improve safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint can make a big difference in curb appeal ↑
• Both landscape — Landscaping can enhance curb appeal and increase property value ↑
• Both install new outdoor lighting — New lighting can improve safety and curb 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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Commercial Point

• Score: 72/100
• State rank: #388
• US rank: #6304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commercial Point, OH
• County: Pickaway · 57,589 people
• City population: 2,764
• Metro: Columbus, OH
• Population (ZIP): 13,325
• Household income: $73,904
• Rent vs Own: 13.1% rent · 86.9% own

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Iranian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.05%
• Current HPI: 271.1768
• 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

+20.0% since first listed

8 events — show timeline

• 2026-05-08 Pending — CBRMLS
• 2026-04-17 Listed $60,000 CBRMLS
• 2025-06-30 Sold (MLS) $47,500 CBRMLS
• 2025-06-24 Pending — CBRMLS
• 2025-06-19 Listed $60,000 CBRMLS
• 2022-03-25 Sold (MLS) $50,000 CBRMLS
• 2022-02-28 Contingent — CBRMLS
• 2022-02-16 Listed $50,000 CBRMLS