16098 Ohio 235 Lot 33 · Belle Center, OH 43310

$65,000

3 bd · 2.0 ba · 902 sqft · Manufactured · 59 Days on market

Built 2022 Good condition $72/sqft · 18% below area Est $80k · 18% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 3 Bedroom, 2 Bath mobile home located in the Eastern Sky Mobile Home Park at Indian lake. This mobile comes with a complete energy efficient kitchen appliance package.

Key facts

• Built 2022
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#616 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime C-, schools F, amenities F.
• Upper Scioto Valley Local (rural): math 35% / reading 46% proficiency, ranked #538 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Logan County population projected at -15% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $79,500
• List price: $65,000
• Delta: -18.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $15,064
• Equity at exit: $9,692

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $46,122
• Equity at exit: $5,620

Cash invested: $18,200 (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 43310

• Home prices YoY: -10.2%
• Active inventory: 24
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $402

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $447	-5% $424	+0% $402	+5% $379	+10% $357
Rent	-10% $317	-5% $359	+0% $402	+5% $444	+10% $487
Rate	-1.0pp $434	-0.5pp $418	base $402	+0.5pp $385	+1.0pp $368

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 59 DOM
2. 2026-06-18
   days on market $65,000 Active 57 DOM
3. 2026-06-17
   days on market $65,000 Active 56 DOM
4. 2026-06-16
   days on market $65,000 Active 55 DOM
5. 2026-06-15
   days on market $65,000 Active 54 DOM
6. 2026-06-13
   days on market $65,000 Active 52 DOM
7. 2026-06-12
   days on market $65,000 Active 51 DOM
8. 2026-06-09
   days on market $65,000 Active 48 DOM
9. 2026-06-08
   days on market $65,000 Active 47 DOM
10. 2026-06-08
    days on market $65,000 Active 46 DOM
11. 2026-06-05
    days on market $65,000 Active 44 DOM
12. 2026-06-04
    days on market $65,000 Active 42 DOM
13. 2026-06-02
    days on market $65,000 Active 41 DOM
14. 2026-06-01
    days on market $65,000 Active 40 DOM
15. 2026-05-31
    days on market $65,000 Active 39 DOM
16. 2026-04-22
    listed $65,000 Active 177-char remark

    Show marketing remark (177 chars)

    Brand new 3 Bedroom, 2 Bath mobile home located in the Eastern Sky Mobile Home Park at Indian lake. This mobile comes with a complete energy efficient kitchen appliance package.

ⓘ 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 ≥99°F today · 18 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: $12,924
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,891
• Taxable income: $4,024
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,854/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 · 3 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including a complete energy-efficient kitchen appliance package. The exterior appears move-in ready, and the home is located in a well-maintained park. Painting the exterior and maintaining the roof are the highest-ROI updates to increase its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance curb appeal and increase both resale and rental value.
• Both Inspect and maintain the roof — Maintaining the roof is crucial for the home's longevity and can prevent costly repairs in the future, thus increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance curb appeal and increase both resale and rental value. ↑
• Both Inspect and maintain the roof — Maintaining the roof is crucial for the home's longevity and can prevent costly repairs in the future, thus increasing both resale and rental value. ↑

ⓘ 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: Upper Scioto Valley Local
• NCES district ID: 3904752
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $44,040
• Composite: 34.3/100
• National rank: #5243
• State rank: #538 of 656 in OH

Livability — Belle Center

• Score: 67/100
• State rank: #616
• US rank: #10635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hardin · 33,287 people
• Population (ZIP): 3,090
• Household income: $69,207
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 8.0

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Serbian 4% Slovak 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.87%
• Current HPI: 263.8773
• 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

• 2026-04-22 Listed $65,000 WRIST