4800 Duvall Rd #107 · Ashville, OH 43103

$35,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 21 Days on market

Built 2015 Average condition 8,712 sqft lot $35/sqft · 37% below area Est $55k · 37% 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
• Schools +5.8/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable living in this updated 2015, 960 sq. ft. mobile home Lot 107 located in the Teays Valley School District. This 16x60 residence features brand-new flooring and molding throughout, kitchen appliances that stay, Hot water tank replaced in 2024, also situated on a large lot with no neighbors behind, with an included shed for more storage space. Enjoy community amenities like a playground, basketball court, and shelter house.

Key facts

• 8,712 sq ft lot
• Built 2015
• Listed 21 days

Property features AI

Finance

• HOA & community: Homeowners association with amenities including basketball court and clubhouse

Exterior

• Parking: On-street parking; Assigned parking
• Utilities: Private water; Private sewer
• Home design: Other residential (no deeded land); One story; Built in 2015; No shared/common walls; Mobile unit approximately 60' x 16'
• Construction: Other foundation
• Exterior features: Patio and deck; Shed(s) and outbuilding

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Approximately 1,000 building area; Laminate and carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.9% vs local median 4.2% in Ashville — 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 76/100 on livability (#212 in OH, #3,315 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,475 (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. Schools are A-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. 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.
4. 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.
5. 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: 3.90% ✓
• Cap rate: 34.93%
• Cash-on-cash: 102.27%
• DSCR: 5.55
• GRM: 2.1

CMA / ARV

• ARV (median comp): $55,259
• List price: $35,000
• Delta: -36.66%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Duvall Rd #107	0.00mi	3/2.0	1,000 (0%)	1mo	$35,000	$35	100
4800 Duvall Rd #207	0.14mi	3/1.0	1,000 (0%)	1mo	$27,000	$27	89
4800 Duvall Road Lot#122	0.13mi	3/1.0	980 (-2%)	8mo	$50,000	$51	79
4800 Duvall Rd Lot 2	0.15mi	3/1.0	980 (-2%)	12mo	$30,900	$32	76
4800 Duvall Rd #206	0.15mi	3/2.0	1,000 (0%)	22mo	$24,000	$24	74
5293 Duvall Rd	0.58mi	2/2.0 (-1)	900 (-10%)	14mo	$380,000	$422	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.85×
• Total profit: $47,545
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 12.22×
• Total profit: $109,984
• Equity at exit: $3,026

Cash invested: $9,800 (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 43103

• Active inventory: 169
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $835

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 34%

Sensitivity live

Price	-10% $859	-5% $847	+0% $835	+5% $823	+10% $811
Rent	-10% $728	-5% $781	+0% $835	+5% $889	+10% $943
Rate	-1.0pp $853	-0.5pp $844	base $835	+0.5pp $826	+1.0pp $817

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10694 State Route 762 Unit 24M Lockbourne, OH	2.0	2.0	960	$1,299	$1.35	20d	1	0.97mi
10610 State Route 762 Unit 165B Lockbourne, OH	3.0	2.0	1152	$1,399	$1.21	44d	1	1.01mi
10610 State Route 762 Unit 109B Lockbourne, OH	3.0	2.0	1056	$1,399	$1.32	11d	1	1.01mi

Listing history 2 events

1. 2026-05-08
   listed $35,000 Active 445-char remark
2. 2026-05-06
   historical $35,000 445-char remark

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,361
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$1,018
• Taxable income: $10,065
• Est. tax owed @ 24.0%: −$2,416
• After-tax cash flow: $7,607/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 · 11 photos

Average 55/100 Cosmetic rehab

This 2015 mobile home is in average condition with cosmetic repairs needed. Painting and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Siding — Siding appears worn, with some discoloration
• Minor Paint — Paint appears chipped in some areas

Value-add opportunities

• Both Painting and repainting the exterior siding and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and trimming the overgrown grass — Improves curb appeal and enhances the property's overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Siding appears worn, with some discoloration	Minor	$500–3,000
Paint · Paint appears chipped in some areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and repainting the exterior siding and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming the overgrown grass — Improves curb appeal and enhances the property's overall appearance ↑

ⓘ 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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Ashville

• Score: 76/100
• State rank: #212
• US rank: #3315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickaway · 57,589 people
• Metro: Columbus, OH
• Population (ZIP): 12,981
• Household income: $84,304
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 4.6

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.66%
• Current HPI: 241.2767
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-02 Sold (MLS) $35,000 CBRMLS
• 2026-05-29 Pending — CBRMLS
• 2026-05-08 Listed $35,000 CBRMLS
• 2026-05-06 Coming Soon $35,000 CBRMLS