6200 Federal Rd · Stewart, OH 45724

$124,900

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 18 Days on market

Built 1999 5.01 ac lot

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Why this score? — see what drove the C 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 +18.0/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Vinyl-sided 3 BD/2BA ranch-styled �woodsy-home�, well maintained and move-in ready with double attached garage. Spacious fully equipped kitchen, den/study with new flooring & huge master bath with garden tub. Enjoy the airy shaded covered deck. Some seller benefits are 30 year roof replaced in 2012, 25 x 25 barn built in 2010 with 10 x 25 hay loft complete with feed room, horse stall & electric, perimeter fenced-in pasture area and mixture of woods also. WOW! Make a great move to this 5 acre +mini farm. Converted to real estate in 2005. Elem: Little Hocking Elementary Scho Elem/Bus: Y JrHigh: Little Hocking Middle JrHigh/Bus: Y High: Warren High School High/Bus: Y Fire: VOL Police: SHF ; SQFT=Fin L1:1620, Fin Above:1620, Fin Total:1620, Unfin Above:0;GAR= 2 Car Att, Opener(s)

Key facts

• Double wide
• Permanent foundation
• 5 acres

Tags

• DOUBLE WIDE
• PERMANENT FOUNDATION
• ATTACHED TWO CAR GARAGE
• 5 ACRES
• 25X25 BARN
• 10X25 HAY LOFT

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank
• Home design: Single-story home; 1,620 above-grade finished area; Vinyl siding; Asphalt roof
• Construction: Built (year from public records); Vinyl siding construction; Asphalt roof
• Exterior features: Lot approximately 5.01 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Interior features: Seven total rooms; Central air conditioning; Propane heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#666 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety C-, crime D, amenities F.
• Warren Local (rural): math 57% / reading 67% proficiency, ranked #253 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($864 loan paydown + $11k appreciation (8.6% local appreciation)).
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $123,026 (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. 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: 1.04% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.80×
• Total profit: $62,992
• Equity at exit: $99,760

10-year hold

• IRR: 21.7%
• Equity multiple: 6.09×
• Total profit: $178,088
• Equity at exit: $202,859

Cash invested: $34,972 (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 45724

• Home prices YoY: 4.0%
• Active inventory: 14
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $108

Break-even live

Break-even rent $1,163

Max offer price $124,900

Occupancy floor 87%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-04-07
   listed $124,900 Active
3. 2014-06-02
   soldstatus $88,500
4. 2014-05-28
   soldstatus $88,500 850-char remark

   Show marketing remark (850 chars)

   Vinyl-sided 3 BD/2BA ranch-styled �woodsy-home�, well maintained and move-in ready with double attached garage. Spacious fully equipped kitchen, den/study with new flooring & huge master bath with garden tub. Enjoy the airy shaded covered deck. Some seller benefits are 30 year roof replaced in 2012, 25 x 25 barn built in 2010 with 10 x 25 hay loft complete with feed room, horse stall & electric, perimeter fenced-in pasture area and mixture of woods also. WOW! Make a great move to this 5 acre +mini farm. Converted to real estate in 2005. Elem: Little Hocking Elementary Scho Elem/Bus: Y JrHigh: Little Hocking Middle JrHigh/Bus: Y High: Warren High School High/Bus: Y Fire: VOL Police: SHF ; SQFT=Fin L1:1620, Fin Above:1620, Fin Total:1620, Unfin Above:0;GAR= 2 Car Att, Opener(s)

5. 2013-09-09
   listed $88,000 850-char remark

   Show marketing remark (850 chars)

   Vinyl-sided 3 BD/2BA ranch-styled �woodsy-home�, well maintained and move-in ready with double attached garage. Spacious fully equipped kitchen, den/study with new flooring & huge master bath with garden tub. Enjoy the airy shaded covered deck. Some seller benefits are 30 year roof replaced in 2012, 25 x 25 barn built in 2010 with 10 x 25 hay loft complete with feed room, horse stall & electric, perimeter fenced-in pasture area and mixture of woods also. WOW! Make a great move to this 5 acre +mini farm. Converted to real estate in 2005. Elem: Little Hocking Elementary Scho Elem/Bus: Y JrHigh: Little Hocking Middle JrHigh/Bus: Y High: Warren High School High/Bus: Y Fire: VOL Police: SHF ; SQFT=Fin L1:1620, Fin Above:1620, Fin Total:1620, Unfin Above:0;GAR= 2 Car Att, Opener(s)

6. 2013-03-13
   historical
7. 2013-01-21
   listed $129,900
8. 2011-09-21
   historical
9. 2011-03-21
   listed $79,500
10. 2010-02-26
    soldstatus $50,000
11. 2010-01-06
    listed $54,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,545 · $212/mo
• Projected year-2 tax: $2,545 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $15,609
• − Mortgage interest: −$6,996
• − Property taxes: −$2,545
• − Insurance: −$624
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,633
• Taxable loss: −$688
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,467/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: Warren Local
• NCES district ID: 3910018
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $54,190
• Composite: 53.1/100
• National rank: #1515
• State rank: #253 of 656 in OH

Livability — Stewart

• Score: 66/100
• State rank: #666
• US rank: #11787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington · 57,253 people
• Population (ZIP): 1,597
• Household income: $70,764
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 22.8

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Black 7%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 220.9086
• 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

+127.5% since first listed

11 events — show timeline

• 2026-04-25 Pending — MLSNOW
• 2026-04-07 Listed $124,900 MLSNOW
• 2014-06-02 Sold (Public Records) $88,500 Public Records
• 2014-05-28 Sold (MLS) $88,500 MLSNOW
• 2013-09-09 Listed $88,000 MLSNOW
• 2013-03-13 Listing Removed — MLSNOW
• 2013-01-21 Listed $129,900 MLSNOW
• 2011-09-21 Listing Removed — MLSNOW
• 2011-03-21 Listed $79,500 MLSNOW
• 2010-02-26 Sold (MLS) $50,000 MLSNOW
• 2010-01-06 Listed $54,900 MLSNOW

Property tax history

+8.1%/yr

Latest (2025): $2,545 · +23.5% YoY. Source: county tax records.