14996 Pleasant Valley Rd · Chillicothe, OH 45601

$98,000

3 bd · 2.0 ba · 2,100 sqft · Manufactured

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 11.9% vs local median 4.2% in Chillicothe — 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 62/100 on livability (#909 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Union-Scioto Local (town): math 54% / reading 61% proficiency, ranked #331 of 656 in OH (top 50%) — 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).
• This rent runs 30% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 19y ago; this cycle's ask is 51% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $98k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $98,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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?
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: 1.47% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 5.7

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $13,464
• Equity at exit: $14,612

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $49,569
• Equity at exit: $8,473

Cash invested: $27,440 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $460

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 63%

Sensitivity live

Price	-10% $528	-5% $494	+0% $460	+5% $427	+10% $393
Rent	-10% $347	-5% $404	+0% $460	+5% $517	+10% $574
Rate	-1.0pp $510	-0.5pp $485	base $460	+0.5pp $435	+1.0pp $409

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-05-22
   soldstatus $48,000 Closed 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

2. 2026-03-08
   historical Active Under Contract 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

3. 2026-02-15
   price $50,000 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

4. 2026-02-07
   price $56,000 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

5. 2026-01-31
   price $58,000 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

6. 2026-01-23
   price $60,000 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

7. 2026-01-13
   listed $65,000 Active 367-char remark

   Show marketing remark (367 chars)

   Welcome home to this 2023 manufactured home in Kenowa Mobile Home Park! This nearly-new home offers 3 bedrooms, 2 bathrooms, and 1,120 sq ft with an inviting open-concept living area and a desirable split-bedroom design—primary suite with private bath on one end, and two bedrooms plus a full bath on the other. Park approval required. Monthly lot rent is $485.

8. 2025-09-30
   historical Active Under Contract
9. 2025-09-22
   price $30,000
10. 2025-09-05
    status Active
11. 2025-08-29
    historical Active Under Contract
12. 2025-08-18
    price $35,000
13. 2025-08-04
    listed $49,900 Active
14. 2023-05-24
    soldstatus $27,500
15. 2022-12-04
    listed $27,500
16. 2022-08-02
    soldstatus $25,000
17. 2022-06-27
    listed $27,500
18. 2020-09-15
    soldstatus $2,500,000
19. 2018-12-05
    listed $10,000
20. 2018-08-01
    soldstatus $11,660
21. 2018-04-29
    listed $15,999
22. 2017-12-10
    soldstatus $21,000
23. 2017-11-21
    listed $21,900
24. 2017-08-10
    soldstatus $16,000
25. 2017-07-25
    listed $16,000
26. 2016-04-20
    soldstatus $667,500
27. 2016-03-14
    soldstatus $8,500
28. 2016-02-04
    soldstatus $10,000
29. 2015-07-24
    listed $17,000
30. 2014-12-11
    listed $15,500
31. 2007-09-11
    historical
32. 2007-02-12
    listed $42,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,281
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,851
• Taxable income: $4,215
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,513/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: Union-Scioto Local
• NCES district ID: 3904953
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 61% ▼ -3.00%
• Median HH income: $50,050
• Composite: 48.98/100
• National rank: #2072
• State rank: #331 of 656 in OH

Livability — Chillicothe

• Score: 62/100
• State rank: #909
• US rank: #17195

Category grades

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

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

+11.9% since first listed

32 events — show timeline

• 2026-05-22 Sold (MLS) $48,000 SVAR
• 2026-03-08 Contingent — SVAR
• 2026-02-15 Price Changed $50,000 SVAR
• 2026-02-07 Price Changed $56,000 SVAR
• 2026-01-31 Price Changed $58,000 SVAR
• 2026-01-23 Price Changed $60,000 SVAR
• 2026-01-13 Listed $65,000 SVAR
• 2025-09-30 Contingent — SVAR
• 2025-09-22 Price Changed $30,000 SVAR
• 2025-09-05 Relisted — SVAR
• 2025-08-29 Contingent — SVAR
• 2025-08-18 Price Changed $35,000 SVAR
• 2025-08-04 Listed $49,900 SVAR
• 2023-05-24 Sold (MLS) $27,500 SVAR
• 2022-12-04 Listed $27,500 SVAR
• 2022-08-02 Sold (MLS) $25,000 SVAR
• 2022-06-27 Listed $27,500 SVAR
• 2020-09-15 Sold (Public Records) $2,500,000 Public Records
• 2018-12-05 Listed $10,000 SVAR
• 2018-08-01 Sold (MLS) $11,660 SVAR
• 2018-04-29 Listed $15,999 SVAR
• 2017-12-10 Sold (MLS) $21,000 SVAR
• 2017-11-21 Listed $21,900 SVAR
• 2017-08-10 Sold (MLS) $16,000 SVAR
• 2017-07-25 Listed $16,000 SVAR
• 2016-04-20 Sold (Public Records) $667,500 Public Records
• 2016-03-14 Sold (MLS) $8,500 SVAR
• 2016-02-04 Sold (MLS) $10,000 SVAR
• 2015-07-24 Listed $17,000 SVAR
• 2014-12-11 Listed $15,500 SVAR
• 2007-09-11 Listing Removed — CBRMLS
• 2007-02-12 Listed $42,900 CBRMLS

Property tax history

+11.5%/yr

Latest (2025): $24,063 · -14.9% YoY. Source: county tax records.