14996 Pleasant Valley Rd #8 · Chillicothe, OH 45601

$84,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 71 Days on market

Built 2026 Poor condition $74/sqft · 152% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a brand-new manufactured home in Kenowa Estates, located in Chillicothe, Ohio. Situated on Lot 8, this Clayton Harborview model offers 1,140 square feet of thoughtfully designed living space, combining modern construction with a practical and comfortable layout. With a 16x76 footprint, this home provides an efficient flow between the kitchen, living area, and bedrooms, creating a space that feels open while maintaining functionality. The layout is ideal for everyday living, offering a balance of shared and private areas throughout the home. The three-bedroom configuration allows for flexibility, whether you need space for family, guests, or a home office. Two full bathrooms add convenience and support a smooth daily routine for multiple occupants. Located in Kenowa Estates in Chillicothe, OH, residents benefit from a professionally managed community with a welcoming neighborhood setting. The location provides convenient access to local shopping, dining, and essential services while maintaining a quiet residential environment. This manufactured home in Chillicothe, Ohio offers an excellent opportunity for affordable homeownership with modern design and reliable construction.

Key facts

• Built 2026
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.50%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $33,696
• List price: $84,900
• Delta: 151.96%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $18,443
• Equity at exit: $12,659

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $57,581
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $505

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 58%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $84,900 Active 71 DOM
2. 2026-06-17
   days on market $84,900 Active 70 DOM
3. 2026-06-16
   days on market $84,900 Active 69 DOM
4. 2026-06-15
   days on market $84,900 Active 68 DOM
5. 2026-06-13
   days on market $84,900 Active 66 DOM
6. 2026-06-12
   days on market $84,900 Active 65 DOM
7. 2026-06-09
   days on market $84,900 Active 62 DOM
8. 2026-06-08
   days on market $84,900 Active 61 DOM
9. 2026-06-08
   days on market $84,900 Active 60 DOM
10. 2026-06-07
    days on market $84,900 Active 59 DOM
11. 2026-06-04
    days on market $84,900 Active 56 DOM
12. 2026-06-02
    days on market $84,900 Active 55 DOM
13. 2026-06-01
    days on market $84,900 Active 54 DOM
14. 2026-05-31
    days on market $84,900 Active 53 DOM
15. 2026-04-08
    listed $84,900 Active 1204-char remark

    Show marketing remark (1204 chars)

    Introducing a brand-new manufactured home in Kenowa Estates, located in Chillicothe, Ohio. Situated on Lot 8, this Clayton Harborview model offers 1,140 square feet of thoughtfully designed living space, combining modern construction with a practical and comfortable layout. With a 16x76 footprint, this home provides an efficient flow between the kitchen, living area, and bedrooms, creating a space that feels open while maintaining functionality. The layout is ideal for everyday living, offering a balance of shared and private areas throughout the home. The three-bedroom configuration allows for flexibility, whether you need space for family, guests, or a home office. Two full bathrooms add convenience and support a smooth daily routine for multiple occupants. Located in Kenowa Estates in Chillicothe, OH, residents benefit from a professionally managed community with a welcoming neighborhood setting. The location provides convenient access to local shopping, dining, and essential services while maintaining a quiet residential environment. This manufactured home in Chillicothe, Ohio offers an excellent opportunity for affordable homeownership with modern design and reliable construction.

ⓘ 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: $16,587
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,470
• Taxable income: $5,010
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $4,861/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including roof, siding, and landscaping work. Immediate action is needed to stabilize the property's condition and increase its value.

Repairs flagged

• Major roof — Signs of damage and potential leaks.
• Major siding — Peeling and in need of repair.
• Major landscaping — Overgrown and unkempt.
• Minor windows — May need cleaning or replacement.
• Major HVAC — Exterior suggests potential issues.
• Major fencing — Not visible but likely in need of repair or replacement.

Value-add opportunities

• Resale roof repair — Fixing the roof is critical for the home's structural integrity and will significantly increase its value.
• Resale exterior painting — A fresh coat of paint can greatly enhance the home's curb appeal and resale value.
• Both landscaping — A well-maintained yard can improve both the home's resale and rental value.
• Resale HVAC replacement — A new HVAC system will improve comfort and energy efficiency, boosting resale value.
• Resale fencing repair — A repaired fence will enhance the home's curb appeal and property value.
• Resale interior updates — Fresh paint and minor updates inside can significantly boost the home's resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of damage and potential leaks.	Major	$15,000–50,000
siding · Peeling and in need of repair.	Major	$15,000–50,000
landscaping · Overgrown and unkempt.	Major	$15,000–50,000
windows · May need cleaning or replacement.	Minor	$500–3,000
HVAC · Exterior suggests potential issues.	Major	$15,000–50,000
fencing · Not visible but likely in need of repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Resale roof repair — Fixing the roof is critical for the home's structural integrity and will significantly increase its value. ↑
• Resale exterior painting — A fresh coat of paint can greatly enhance the home's curb appeal and resale value. ↑
• Both landscaping — A well-maintained yard can improve both the home's resale and rental value. ↑
• Resale HVAC replacement — A new HVAC system will improve comfort and energy efficiency, boosting resale value. ↑
• Resale fencing repair — A repaired fence will enhance the home's curb appeal and property value. ↑
• Resale interior updates — Fresh paint and minor updates inside can significantly boost the home's resale 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: 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

1 event — show timeline

• 2026-04-08 Listed $84,900 Zillow