2510 Parkview Dr · Belpre, OH 45714

$115,000

6 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 86 Days on market

Built 1997 1.33 ac lot $103/sqft · 26% below area

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 1.33 wooded acres in the Belpre School District, this property offers space, scenery, and plenty of potential. Tucked into a semi-private setting with outstanding views. This 5 bedroom, 2 bath double wide with addition sits on a permanent foundation and offers a great opportunity for a buyer ready to make a few updates and add their own personal touch. The spacious layout includes an open main living area and plenty of room both inside and out to create the lifestyle you want. Minor repairs such as flooring and drywall work will go a long way in bringing this property back to life. With room for a garden, garage, outdoor entertaining space, or simply enjoying the peaceful surroundings from the covered porch and front sun deck, this property is full of possibilities. HUD Case #413-769692. Sold in as-is condition.

Key facts

• Semi-private setting
• Room for a garden
• Permanent foundation

Tags

• BELPRE SCHOOL DISTRICT
• SEMI-PRIVATE SETTING
• PERMANENT FOUNDATION
• OPEN MAIN LIVING AREA
• ROOM FOR A GARDEN
• OUTDOOR ENTERTAINING SPACE

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (14.8% below list).
• Recommended offer: $94k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.1% in Belpre — 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 79/100 on livability (#141 in OH, #2,191 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D, commute F.
• Belpre City (suburban): math 41% / reading 55% proficiency, ranked #484 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $93,534 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

• ARV (median comp): $255,200
• List price: $115,000
• Delta: -54.94%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-26,298
• Equity at exit: $17,147

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-32,553
• Equity at exit: $9,943

Cash invested: $32,200 (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 45714

• Home prices YoY: -21.9%
• Active inventory: 43
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-122

Break-even live

Break-even rent $1,134

Max offer price $93,534

Occupancy floor —

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $115,000 Active 86 DOM
2. 2026-06-18
   days on market $115,000 Active 85 DOM
3. 2026-06-17
   days on market $115,000 Active 84 DOM
4. 2026-06-16
   days on market $115,000 Active 83 DOM
5. 2026-06-15
   days on market $115,000 Active 82 DOM
6. 2026-06-14
   days on market $115,000 Active 80 DOM
7. 2026-06-12
   days on market $115,000 Active 79 DOM
8. 2026-06-09
   days on market $115,000 Active 76 DOM
9. 2026-06-08
   days on market $115,000 Active 75 DOM
10. 2026-06-07
    days on market $115,000 Active 74 DOM
11. 2026-06-02
    days on market $115,000 Active 69 DOM
12. 2026-06-01
    days on market $115,000 Active 68 DOM
13. 2026-05-31
    days on market $115,000 Active 67 DOM
14. 2026-05-30
    days on market $115,000 Active 66 DOM
15. 2026-05-14
    price $115,000 830-char remark

    Show marketing remark (830 chars)

    Set on 1.33 wooded acres in the Belpre School District, this property offers space, scenery, and plenty of potential. Tucked into a semi-private setting with outstanding views. This 5 bedroom, 2 bath double wide with addition sits on a permanent foundation and offers a great opportunity for a buyer ready to make a few updates and add their own personal touch. The spacious layout includes an open main living area and plenty of room both inside and out to create the lifestyle you want. Minor repairs such as flooring and drywall work will go a long way in bringing this property back to life. With room for a garden, garage, outdoor entertaining space, or simply enjoying the peaceful surroundings from the covered porch and front sun deck, this property is full of possibilities. HUD Case #413-769692. Sold in as-is condition.

16. 2026-04-22
    price $129,000 830-char remark

    Show marketing remark (830 chars)

    Set on 1.33 wooded acres in the Belpre School District, this property offers space, scenery, and plenty of potential. Tucked into a semi-private setting with outstanding views. This 5 bedroom, 2 bath double wide with addition sits on a permanent foundation and offers a great opportunity for a buyer ready to make a few updates and add their own personal touch. The spacious layout includes an open main living area and plenty of room both inside and out to create the lifestyle you want. Minor repairs such as flooring and drywall work will go a long way in bringing this property back to life. With room for a garden, garage, outdoor entertaining space, or simply enjoying the peaceful surroundings from the covered porch and front sun deck, this property is full of possibilities. HUD Case #413-769692. Sold in as-is condition.

17. 2026-03-24
    listed $141,000 Active 830-char remark

    Show marketing remark (830 chars)

    Set on 1.33 wooded acres in the Belpre School District, this property offers space, scenery, and plenty of potential. Tucked into a semi-private setting with outstanding views. This 5 bedroom, 2 bath double wide with addition sits on a permanent foundation and offers a great opportunity for a buyer ready to make a few updates and add their own personal touch. The spacious layout includes an open main living area and plenty of room both inside and out to create the lifestyle you want. Minor repairs such as flooring and drywall work will go a long way in bringing this property back to life. With room for a garden, garage, outdoor entertaining space, or simply enjoying the peaceful surroundings from the covered porch and front sun deck, this property is full of possibilities. HUD Case #413-769692. Sold in as-is condition.

18. 2025-10-24
    soldstatus $60,000
19. 2022-04-05
    soldstatus $149,000
20. 2022-04-01
    soldstatus $149,000 Closed 667-char remark

    Show marketing remark (667 chars)

    Country living with the convenience being right off of Ohio 7. The property is nearly surrounded by nature with a wooded view. This home isn't your average modular home, this home has 6 bedrooms with 2 full baths on a permanent foundation sitting on 1.33 acres. Newly renovated from plumbing to the four bedroom addition. The new trendy scorched plywood floors in the main living area with an updated kitchen that has black stainless appliances. The possibilities are endless whether you'd like to plant a garden, put in a pool, add a garage there is room to tailor to your interests when you look out from the front sun deck and cover porch. All of this at $160,000.

21. 2022-02-11
    status Pending 667-char remark

    Show marketing remark (667 chars)

    Country living with the convenience being right off of Ohio 7. The property is nearly surrounded by nature with a wooded view. This home isn't your average modular home, this home has 6 bedrooms with 2 full baths on a permanent foundation sitting on 1.33 acres. Newly renovated from plumbing to the four bedroom addition. The new trendy scorched plywood floors in the main living area with an updated kitchen that has black stainless appliances. The possibilities are endless whether you'd like to plant a garden, put in a pool, add a garage there is room to tailor to your interests when you look out from the front sun deck and cover porch. All of this at $160,000.

22. 2021-12-10
    price $145,000 667-char remark

    Show marketing remark (667 chars)

    Country living with the convenience being right off of Ohio 7. The property is nearly surrounded by nature with a wooded view. This home isn't your average modular home, this home has 6 bedrooms with 2 full baths on a permanent foundation sitting on 1.33 acres. Newly renovated from plumbing to the four bedroom addition. The new trendy scorched plywood floors in the main living area with an updated kitchen that has black stainless appliances. The possibilities are endless whether you'd like to plant a garden, put in a pool, add a garage there is room to tailor to your interests when you look out from the front sun deck and cover porch. All of this at $160,000.

23. 2021-09-02
    price $150,000 667-char remark

    Show marketing remark (667 chars)

    Country living with the convenience being right off of Ohio 7. The property is nearly surrounded by nature with a wooded view. This home isn't your average modular home, this home has 6 bedrooms with 2 full baths on a permanent foundation sitting on 1.33 acres. Newly renovated from plumbing to the four bedroom addition. The new trendy scorched plywood floors in the main living area with an updated kitchen that has black stainless appliances. The possibilities are endless whether you'd like to plant a garden, put in a pool, add a garage there is room to tailor to your interests when you look out from the front sun deck and cover porch. All of this at $160,000.

24. 2021-08-20
    listed $160,000 Active 667-char remark

    Show marketing remark (667 chars)

    Country living with the convenience being right off of Ohio 7. The property is nearly surrounded by nature with a wooded view. This home isn't your average modular home, this home has 6 bedrooms with 2 full baths on a permanent foundation sitting on 1.33 acres. Newly renovated from plumbing to the four bedroom addition. The new trendy scorched plywood floors in the main living area with an updated kitchen that has black stainless appliances. The possibilities are endless whether you'd like to plant a garden, put in a pool, add a garage there is room to tailor to your interests when you look out from the front sun deck and cover porch. All of this at $160,000.

25. 2021-08-09
    price $160,000
26. 2021-07-23
    price $168,500
27. 2021-06-28
    listed $178,000 Active
28. 2019-04-08
    soldstatus $250
29. 2016-12-09
    soldstatus $63,000
30. 2007-12-12
    soldstatus $59,000
31. 2007-12-07
    soldstatus $59,000
32. 2007-09-12
    listed $60,000
33. 2007-01-19
    soldstatus $50,000
34. 2007-01-18
    soldstatus $50,000
35. 2006-08-31
    listed $55,000
36. 2006-08-08
    soldstatus $3,500
37. 2001-11-13
    soldstatus $15,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,935 · $245/mo
• Projected year-2 tax: $2,935 · $245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥101°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: $11,758
• − Mortgage interest: −$6,442
• − Property taxes: −$2,935
• − Insurance: −$575
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$3,345
• Taxable loss: −$3,421
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $-637/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: Belpre City
• NCES district ID: 3904361
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $37,537
• Composite: 39.88/100
• National rank: #3860
• State rank: #484 of 656 in OH

Livability — Belpre

• Score: 79/100
• State rank: #141
• US rank: #2191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belpre, OH
• County: Washington · 57,253 people
• Population (ZIP): 9,333
• Household income: $57,045
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 19.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.92%
• Current HPI: 199.601
• 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

+641.9% since first listed

23 events — show timeline

• 2026-05-14 Price Changed $115,000 MLSNOW
• 2026-04-22 Price Changed $129,000 MLSNOW
• 2026-03-24 Listed $141,000 MLSNOW
• 2025-10-24 Sold (Public Records) $60,000 Public Records
• 2022-04-05 Sold (Public Records) $149,000 Public Records
• 2022-04-01 Sold (MLS) $149,000 MLSNOW
• 2022-02-11 Pending — MLSNOW
• 2021-12-10 Price Changed $145,000 MLSNOW
• 2021-09-02 Price Changed $150,000 MLSNOW
• 2021-08-20 Listed $160,000 MLSNOW
• 2021-08-09 Price Changed $160,000 MLSNOW
• 2021-07-23 Price Changed $168,500 MLSNOW
• 2021-06-28 Listed $178,000 MLSNOW
• 2019-04-08 Sold (Public Records) $250 Public Records
• 2016-12-09 Sold (Public Records) $63,000 Public Records
• 2007-12-12 Sold (Public Records) $59,000 Public Records
• 2007-12-07 Sold (MLS) $59,000 MLSNOW
• 2007-09-12 Listed $60,000 MLSNOW
• 2007-01-19 Sold (Public Records) $50,000 Public Records
• 2007-01-18 Sold (MLS) $50,000 MLSNOW
• 2006-08-31 Listed $55,000 MLSNOW
• 2006-08-08 Sold (Public Records) $3,500 Public Records
• 2001-11-13 Sold (Public Records) $15,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,935 · +40.9% YoY. Source: county tax records.