8400 W State Route 18 · Bascom, OH 44830

$90,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 8 Days on market

Built 1977 1.00 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +6.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and make this country property your own. Located in the Hopewell-Loudon School District, this 3-bedroom, 2-bath home offers a spacious floor plan, first-floor laundry, an eat-in kitchen with appliances included, and a beatiful and generous rural setting. Recent updates include a 2021 roof, 2018 well, septic servicing in 2022. With some cosmetic improvements and finishing work needed, this property presents an opportunity for buyers looking to build equity and enjoy country living. Property is being sold as-is and may not qualify for all financing programs.

Key facts

• Recent updates
• Eat-in kitchen
• Rural setting

Tags

• FIRST-FLOOR LAUNDRY
• EAT-IN KITCHEN
• RECENT UPDATES
• RURAL SETTING
• SEPTIC SERVICING

Property features AI

Exterior

• Parking: Detached off-street garage with 2 garage spaces
• Utilities: Private well water; Septic tank sewer; Electric service with circuit breakers
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding
• Exterior features: Asphalt roof; 1 acre lot

Interior

• Kitchen: Includes a range, dishwasher, and refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 69/100 on livability (#498 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, health & safety A+; Watch: employment D+, crime D, amenities F.
• Hopewell-Loudon Local (rural): math 75% / reading 68% proficiency, ranked #124 of 656 in OH (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 44 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.23% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.8

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-912
• Equity at exit: $13,419

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $16,923
• Equity at exit: $7,782

Cash invested: $25,200 (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 44830

• Home prices YoY: -16.1%
• Active inventory: 44
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $214

Break-even live

Break-even rent $837

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $90,000 Active 8 DOM
2. 2026-06-18
   days on market $90,000 Active 7 DOM
3. 2026-06-17
   days on market $90,000 Active 6 DOM
4. 2026-06-16
   days on market $90,000 Active 5 DOM
5. 2026-06-15
   days on market $90,000 Active 4 DOM
6. 2026-06-14
   days on market $90,000 Active 2 DOM
7. 2026-06-12
   remarks 580-char remark
8. 2026-06-12
   listed $90,000 Active 1 DOM

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$190/yr (+$16/mo · 18.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $13,295
• − Mortgage interest: −$5,041
• − Property taxes: −$1,024
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,618
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,271/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: Hopewell-Loudon Local
• NCES district ID: 3904970
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 68% ▬ 0.00%
• Median HH income: $60,434
• Composite: 61.65/100
• National rank: #744
• State rank: #124 of 656 in OH

Livability — Bascom

• Score: 69/100
• State rank: #498
• US rank: #8342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seneca · 70,739 people
• City population: 103
• Population (ZIP): 18,409
• Household income: $61,589
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 9.8

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.93%
• Current HPI: 224.2583
• 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

1 event — show timeline

• 2026-06-11 Listed $90,000 FAOR

Property tax history

+4.6%/yr

Latest (2025): $1,024 · -3.0% YoY. Source: county tax records.