367 Alogonquion Autumn Rd · Loudonville, OH 44842

$99,500

2 bd · 1.0 ba · 864 sqft · SingleFamily · 70 Days on market

Built 2020 Fair condition 4,356 sqft lot $115/sqft · 70% below area

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to what can be yours next. .. . a Hilltop Mohican Cottage Retreat!! This beautifully remodeled vintage 1987 Trophy Park Model is located in the private - gated October Hill Campground off Wally Road in Loudonville, Ohio. This property delivers a true cottage feel--not a camper. The home features a brand-new 36x12 build-out, adding a spacious living room and second bedroom. Offering 2 bedrooms, 1 bathroom, and mini-split heat/central air, this retreat is designed for comfort and relaxation. Enjoy the covered front porch and roof covering--perfect for morning coffee or evenings outdoors. A storage shed with washer and dryer hookups provides ample space for tools, supplies, and a golf cart. The home is being sold mostly furnished inside and out and is truly move-in ready. Seller will remove personal items. Optional 2021 golf cart available for $4,800. October Hill Campground is a private, owner-operated 3 season campground featuring a clubhouse, pool, playground, and wooded trails. Located in a high-density camping area close to Mohican attractions. No Rentals and AirBnB are not permitted, Cash or special financing only by lender. AS IS sale. Schedule your private tour today--just in time for opening season!

Key facts

• Covered front porch
• Move-in ready
• Clubhouse

Tags

• BRAND-NEW BUILD-OUT
• COVERED FRONT PORCH
• MOVE-IN READY
• CLUBHOUSE
• POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-12 ($-144/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (14.0% below list).
• Recommended offer: $86k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#187 in OH, #2,874 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Loudonville-Perrysville Exempted Village (rural): math 49% / reading 61% proficiency, ranked #377 of 656 in OH (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 8 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Holmes County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,526 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $330,685
• List price: $99,500
• Delta: -69.91%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-16,873
• Equity at exit: $14,836

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-15,621
• Equity at exit: $8,603

Cash invested: $27,860 (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 44842

• Home prices YoY: -16.0%
• Active inventory: 18
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-12

Break-even live

Break-even rent $870

Max offer price $97,768

Occupancy floor 96%

Sensitivity live

Price	-10% $57	-5% $22	+0% $-12	+5% $-46	+10% $-81
Rent	-10% $-80	-5% $-46	+0% $-12	+5% $22	+10% $56
Rate	-1.0pp $38	-0.5pp $13	base $-12	+0.5pp $-38	+1.0pp $-64

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,500 Active 70 DOM
2. 2026-06-18
   days on market $99,500 Active 68 DOM
3. 2026-06-17
   days on market $99,500 Active 67 DOM
4. 2026-06-16
   days on market $99,500 Active 66 DOM
5. 2026-06-15
   days on market $99,500 Active 65 DOM
6. 2026-06-13
   days on market $99,500 Active 63 DOM
7. 2026-06-12
   days on market $99,500 Active 62 DOM
8. 2026-06-09
   days on market $99,500 Active 59 DOM
9. 2026-06-08
   days on market $99,500 Active 58 DOM
10. 2026-06-08
    days on market $99,500 Active 57 DOM
11. 2026-06-05
    days on market $99,500 Active 55 DOM
12. 2026-06-04
    days on market $99,500 Active 53 DOM
13. 2026-06-02
    days on market $99,500 Active 52 DOM
14. 2026-06-01
    days on market $99,500 Active 51 DOM
15. 2026-05-31
    days on market $99,500 Active 50 DOM
16. 2026-04-11
    listed $99,500 Active 1232-char remark

    Show marketing remark (1232 chars)

    Welcome to what can be yours next. .. . a Hilltop Mohican Cottage Retreat!! This beautifully remodeled vintage 1987 Trophy Park Model is located in the private - gated October Hill Campground off Wally Road in Loudonville, Ohio. This property delivers a true cottage feel--not a camper. The home features a brand-new 36x12 build-out, adding a spacious living room and second bedroom. Offering 2 bedrooms, 1 bathroom, and mini-split heat/central air, this retreat is designed for comfort and relaxation. Enjoy the covered front porch and roof covering--perfect for morning coffee or evenings outdoors. A storage shed with washer and dryer hookups provides ample space for tools, supplies, and a golf cart. The home is being sold mostly furnished inside and out and is truly move-in ready. Seller will remove personal items. Optional 2021 golf cart available for $4,800. October Hill Campground is a private, owner-operated 3 season campground featuring a clubhouse, pool, playground, and wooded trails. Located in a high-density camping area close to Mohican attractions. No Rentals and AirBnB are not permitted, Cash or special financing only by lender. AS IS sale. Schedule your private tour today--just in time for opening season!

ⓘ 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 0% 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: $10,263
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,895
• Taxable loss: −$1,837
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $297/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires significant repairs and maintenance, including painting, roof replacement, and landscaping. However, with these updates, it has the potential to be a great investment.

Repairs flagged

• Major roof — Metal roof visible in the satellite image.
• Major exterior siding — White siding visible in the listing photos.
• Major landscaping — Gravel driveway and some grass around the house.
• Major interior walls — Painted walls in the listing photos.
• Major kitchen cabinets — Light blue cabinets in the listing photos.
• Major bathroom vanity — Small bathroom with a white vanity in the listing photos.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can improve the curb appeal and value.
• Resale Paint the interior walls — Fresh paint can improve the interior appearance and value.
• Resale Replace the roof — A new roof can significantly increase the home's value.
• Both Landscaping and grass maintenance — A well-maintained yard can improve both resale and rental value.
• Resale Replace the kitchen cabinets — Fresh cabinets can improve the kitchen's appearance and functionality.
• Resale Replace the bathroom vanity — A new vanity can improve the bathroom's appearance and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Metal roof visible in the satellite image.	Major	$15,000–50,000
exterior siding · White siding visible in the listing photos.	Major	$15,000–50,000
landscaping · Gravel driveway and some grass around the house.	Major	$15,000–50,000
interior walls · Painted walls in the listing photos.	Major	$15,000–50,000
kitchen cabinets · Light blue cabinets in the listing photos.	Major	$15,000–50,000
bathroom vanity · Small bathroom with a white vanity in the listing photos.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can improve the curb appeal and value. ↑
• Resale Paint the interior walls — Fresh paint can improve the interior appearance and value. ↑
• Resale Replace the roof — A new roof can significantly increase the home's value. ↑
• Both Landscaping and grass maintenance — A well-maintained yard can improve both resale and rental value. ↑
• Resale Replace the kitchen cabinets — Fresh cabinets can improve the kitchen's appearance and functionality. ↑
• Resale Replace the bathroom vanity — A new vanity can improve the bathroom's appearance and functionality. ↑

ⓘ 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: Loudonville-Perrysville Exempted Village
• NCES district ID: 3904546
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $45,771
• Composite: 46.48/100
• National rank: #2435
• State rank: #377 of 656 in OH

Livability — Loudonville

• Score: 77/100
• State rank: #187
• US rank: #2874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ashland · 50,679 people
• Population (ZIP): 5,571
• Household income: $71,524
• Rent vs Own: 22.1% rent · 77.9% own

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 44,801 people
• By 2030: 45,021 · +0.5%
• By 2040: 44,857 · +0.1%
• By 2050: 43,040 · -3.9%
• By 2075: 33,122 · -26.1%
• By 2100: 17,241 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · German/W. Germanic 4% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+69.2) · D 15.0% · R 84.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -41.2pp · 2024: -69.2pp
• All cycles: 2024: R+69.2 2020: R+68.0 2016: R+62.9 2012: R+52.8 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.56%
• Current HPI: 254.8646
• 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

• 2026-04-11 Listed $99,500 CBRMLS