20544 U. S. Rt. 23, N · Andersonville, OH 45601

$17,000

3 bd · 1.5 ba · 1,680 sqft · Manufactured public records · 65 Days on market

Built 1994 ↓ 43% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to home ownership with no mortgage. That's what you can have with this mobile home. This 3 bedroom, 1.5 bath home needs very little cosmetic finishing touches to make it your own. Kitchen appliances including the counter top dishwasher conveys with the home.

Key facts

• Kitchen appliances
• Built 1994
• Listed 65 days

Tags

• KITCHEN APPLIANCES
• COUNTER TOP DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $16k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#618 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Zane Trace Local (rural): math 54% / reading 61% proficiency, ranked #317 of 656 in OH (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 178 active listings in the ZIP; 24 units permitted in Ross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $118 of loan paydown is wiped out by about $510 of value loss. Plan a longer hold.
• Ross County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $8k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 8.44% ✓
• Cap rate: 78.00%
• Cash-on-cash: 256.09%
• DSCR: 12.39
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 14.02×
• Total profit: $61,966
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 29.86×
• Total profit: $137,357
• Equity at exit: $1,470

Cash invested: $4,760 (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 45601

• Active inventory: 178
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $1,016

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 24%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-08
   status Pending 266-char remark

   Show marketing remark (266 chars)

   Welcome to home ownership with no mortgage. That's what you can have with this mobile home. This 3 bedroom, 1.5 bath home needs very little cosmetic finishing touches to make it your own. Kitchen appliances including the counter top dishwasher conveys with the home.

2. 2026-04-29
   price $17,000 266-char remark

   Show marketing remark (266 chars)

   Welcome to home ownership with no mortgage. That's what you can have with this mobile home. This 3 bedroom, 1.5 bath home needs very little cosmetic finishing touches to make it your own. Kitchen appliances including the counter top dishwasher conveys with the home.

3. 2026-04-17
   price $20,000 266-char remark

   Show marketing remark (266 chars)

   Welcome to home ownership with no mortgage. That's what you can have with this mobile home. This 3 bedroom, 1.5 bath home needs very little cosmetic finishing touches to make it your own. Kitchen appliances including the counter top dishwasher conveys with the home.

4. 2026-03-16
   price $22,000 266-char remark

   Show marketing remark (266 chars)

   Welcome to home ownership with no mortgage. That's what you can have with this mobile home. This 3 bedroom, 1.5 bath home needs very little cosmetic finishing touches to make it your own. Kitchen appliances including the counter top dishwasher conveys with the home.

5. 2026-03-04
   listed $25,000 Active 266-char remark

   Show marketing remark (266 chars)

   Welcome to home ownership with no mortgage. That's what you can have with this mobile home. This 3 bedroom, 1.5 bath home needs very little cosmetic finishing touches to make it your own. Kitchen appliances including the counter top dishwasher conveys with the home.

6. 2025-09-03
   historical Active Under Contract
7. 2025-07-30
   price $70,000
8. 2025-06-13
   listed $75,000 Active
9. 2025-01-02
   soldstatus $20,000 Closed
10. 2024-11-25
    status Active
11. 2024-11-19
    status Pending
12. 2024-11-08
    listed $45,000 Active
13. 2021-09-13
    soldstatus $33,100
14. 2021-07-19
    listed $34,900
15. 2021-01-13
    soldstatus $27,000
16. 2020-11-30
    listed $28,900
17. 2020-08-12
    soldstatus $23,000
18. 2020-07-16
    listed $28,900
19. 2020-02-25
    listed $44,900
20. 2018-08-29
    listed $29,999
21. 2007-09-05
    historical
22. 2006-09-01
    listed $29,900
23. 2006-03-09
    historical
24. 2005-09-09
    listed $29,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,215
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$495
• Taxable income: $12,674
• Est. tax owed @ 24.0%: −$3,042
• After-tax cash flow: $9,148/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: Zane Trace Local
• NCES district ID: 3904954
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $56,172
• Composite: 49.57/100
• National rank: #1988
• State rank: #317 of 656 in OH

Livability — Andersonville

• Score: 67/100
• State rank: #618
• US rank: #10697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ross · 75,517 people
• Population (ZIP): 56,453
• Household income: $57,430
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10.6

Population outlook (Ross County) Hauer SSP2

• Today (2025): 75,482 people
• By 2030: 74,035 · -1.9%
• By 2040: 70,702 · -6.3%
• By 2050: 66,706 · -11.6%
• By 2075: 55,398 · -26.6%
• By 2100: 42,197 · -44.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 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 · Ross

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -32.1pp toward R · 2008: -7.2pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.2 2016: R+27.4 2012: R+2.4 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.40%
• Current HPI: 205.7051
• 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

-43.1% since first listed

24 events — show timeline

• 2026-05-08 Pending — SVAR
• 2026-04-29 Price Changed $17,000 SVAR
• 2026-04-17 Price Changed $20,000 SVAR
• 2026-03-16 Price Changed $22,000 SVAR
• 2026-03-04 Listed $25,000 SVAR
• 2025-09-03 Contingent — SVAR
• 2025-07-30 Price Changed $70,000 SVAR
• 2025-06-13 Listed $75,000 SVAR
• 2025-01-02 Sold (MLS) $20,000 SVAR
• 2024-11-25 Relisted — SVAR
• 2024-11-19 Pending — SVAR
• 2024-11-08 Listed $45,000 SVAR
• 2021-09-13 Sold (MLS) $33,100 SVAR
• 2021-07-19 Listed $34,900 SVAR
• 2021-01-13 Sold (MLS) $27,000 SVAR
• 2020-11-30 Listed $28,900 SVAR
• 2020-08-12 Sold (MLS) $23,000 SVAR
• 2020-07-16 Listed $28,900 SVAR
• 2020-02-25 Listed $44,900 SVAR
• 2018-08-29 Listed $29,999 SVAR
• 2007-09-05 Listing Removed — CBRMLS
• 2006-09-01 Listed $29,900 CBRMLS
• 2006-03-09 Listing Removed — CBRMLS
• 2005-09-09 Listed $29,900 CBRMLS

Property tax history

+12.4%/yr

Latest (2025): $35,958 · +312.4% YoY. Source: county tax records.