107 Township Road 810 #12 · West Salem, OH 44287

$69,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 28 Days on market

Built 1984

---

Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Have you been searching for maintenance free, country living? Here it is! This 3 bedroom, 2 bath home located in Hidden Acres Mobile home park has country setting written all over it. The updated home has new flooring, fresh new paint, newer appliances that all stay, and a brand new roof with a beautiful covered porch area perfect for entertaining and relaxing. This home has the best yard in the park and is an end lot that looks over a beautiful country setting.

Key facts

• New furnace
• New electric box
• Ensuite bath

Tags

• ONE FLOOR LIVING
• ENSUITE BATH
• BEAMED VAULTED CEILING
• NEWER METAL ROOF
• NEW ELECTRIC BOX
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#611 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Black River Local (rural): math 55% / reading 66% proficiency, ranked #278 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $68,851 (1.5% below list)

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.99%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 4.27×
• Total profit: $64,045
• Equity at exit: $62,971

10-year hold

• IRR: 37.3%
• Equity multiple: 9.59×
• Total profit: $168,221
• Equity at exit: $135,800

Cash invested: $19,572 (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 44287

• Home prices YoY: 6.5%
• Active inventory: 59
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $408

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 59%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-21
   status Pending
2. 2026-04-18
   price $69,900
3. 2026-03-24
   listed $75,000 Active
4. 2023-07-12
   soldstatus $66,000 Closed 466-char remark

   Show marketing remark (466 chars)

   Have you been searching for maintenance free, country living? Here it is! This 3 bedroom, 2 bath home located in Hidden Acres Mobile home park has country setting written all over it. The updated home has new flooring, fresh new paint, newer appliances that all stay, and a brand new roof with a beautiful covered porch area perfect for entertaining and relaxing. This home has the best yard in the park and is an end lot that looks over a beautiful country setting.

5. 2023-06-26
   historical Contingent 466-char remark

   Show marketing remark (466 chars)

   Have you been searching for maintenance free, country living? Here it is! This 3 bedroom, 2 bath home located in Hidden Acres Mobile home park has country setting written all over it. The updated home has new flooring, fresh new paint, newer appliances that all stay, and a brand new roof with a beautiful covered porch area perfect for entertaining and relaxing. This home has the best yard in the park and is an end lot that looks over a beautiful country setting.

6. 2023-06-23
   listed $64,500 Active 466-char remark

   Show marketing remark (466 chars)

   Have you been searching for maintenance free, country living? Here it is! This 3 bedroom, 2 bath home located in Hidden Acres Mobile home park has country setting written all over it. The updated home has new flooring, fresh new paint, newer appliances that all stay, and a brand new roof with a beautiful covered porch area perfect for entertaining and relaxing. This home has the best yard in the park and is an end lot that looks over a beautiful country setting.

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 16 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: $13,529
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,033
• Taxable income: $4,017
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,927/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: Black River Local
• NCES district ID: 3904846
• Math proficiency: 55% ▼ -14.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $54,027
• Composite: 51.84/100
• National rank: #1665
• State rank: #278 of 656 in OH

Livability — West Salem

• Score: 67/100
• State rank: #611
• US rank: #10537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 117,095 people
• Population (ZIP): 7,892
• Household income: $71,146
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 6.1

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 5% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Other Indo-European 2%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 426.21
• 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

+8.4% since first listed

6 events — show timeline

• 2026-04-21 Pending — MLSNOW
• 2026-04-18 Price Changed $69,900 MLSNOW
• 2026-03-24 Listed $75,000 MLSNOW
• 2023-07-12 Sold (MLS) $66,000 MLSNOW
• 2023-06-26 Contingent — MLSNOW
• 2023-06-23 Listed $64,500 MLSNOW