367 Algonquion Autumn · Loudonville, OH 44842

$99,500

2 bd · 1.0 ba · 864 sqft · SingleFamily · 68 Days on market

Built 2020 Good condition 4,356 sqft lot $115/sqft · 37% below area Est $159k · 37% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your Hilltop Mohican Cottage Retreat! This beautifully remodeled vintage1987 Trophy Park Model is located in the private, gated October Hill Campground off Wally Rd. in Loudonville. Offering a true cottage feel—not a camper—this retreat features a brand-new 36x12 build-out adding a spacious living room and second bedroom. The home offers 2 bedrooms, 1 bath, and a mini-split system for heat and central air, providing comfort for relaxing getaways. Enjoy the covered front porch and roof covering—perfect for morning coffee or evening gatherings. A storage shed with washer/dryer hookups offers ample space for tools, supplies, and a golf cart. The home is being sold mostly furnished and is move-in ready; seller will remove personal items. Optional 2021 golf cart available for $4,800. October Hill is a private 3 season campground with clubhouse, pool, playground, and wooded trails near Mohican attractions. No rentals permitted. Cash or special financing only. AS-IS sale.

Key facts

• Covered front porch
• Brand new build out
• 4,356 sq ft lot

Tags

• BRAND NEW BUILD OUT
• COVERED FRONT PORCH
• 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 good.

Deal economics

• At list price, monthly cash flow is $-11 ($-131/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (13.9% below list).
• Recommended offer: $86k (13.9% 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; 61 units permitted in Ashland 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.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,656 (13.9% 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 68 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $158,931
• List price: $99,500
• Delta: -37.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 N Spring St	0.33mi	2/1.0	897 (+4%)	8mo	$162,500	$181	72
316 E Campbell St	0.39mi	3/1.5 (+1)	952 (+10%)	3mo	$160,000	$168	56
103 W Burwell Ave	0.66mi	2/2.0	972 (+12%)	13mo	$176,000	$181	34

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-16,807
• Equity at exit: $14,836

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-15,480
• 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: $857 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-11

Break-even live

Break-even rent $870

Max offer price $97,917

Occupancy floor 96%

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 15 events

1. 2026-06-18
   days on market $99,500 Active 68 DOM
2. 2026-06-17
   days on market $99,500 Active 67 DOM
3. 2026-06-16
   days on market $99,500 Active 66 DOM
4. 2026-06-15
   days on market $99,500 Active 65 DOM
5. 2026-06-13
   days on market $99,500 Active 63 DOM
6. 2026-06-12
   days on market $99,500 Active 62 DOM
7. 2026-06-09
   days on market $99,500 Active 59 DOM
8. 2026-06-08
   days on market $99,500 Active 58 DOM
9. 2026-06-08
   days on market $99,500 Active 57 DOM
10. 2026-06-05
    days on market $99,500 Active 55 DOM
11. 2026-06-04
    days on market $99,500 Active 53 DOM
12. 2026-06-02
    days on market $99,500 Active 52 DOM
13. 2026-06-01
    days on market $99,500 Active 51 DOM
14. 2026-05-31
    days on market $99,500 Active 50 DOM
15. 2026-04-11
    listed $99,500 Active 1008-char remark

    Show marketing remark (1008 chars)

    Welcome to your Hilltop Mohican Cottage Retreat! This beautifully remodeled vintage1987 Trophy Park Model is located in the private, gated October Hill Campground off Wally Rd. in Loudonville. Offering a true cottage feel—not a camper—this retreat features a brand-new 36x12 build-out adding a spacious living room and second bedroom. The home offers 2 bedrooms, 1 bath, and a mini-split system for heat and central air, providing comfort for relaxing getaways. Enjoy the covered front porch and roof covering—perfect for morning coffee or evening gatherings. A storage shed with washer/dryer hookups offers ample space for tools, supplies, and a golf cart. The home is being sold mostly furnished and is move-in ready; seller will remove personal items. Optional 2021 golf cart available for $4,800. October Hill is a private 3 season campground with clubhouse, pool, playground, and wooded trails near Mohican attractions. No rentals permitted. Cash or special financing only. AS-IS sale.

ⓘ 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 ≥97°F today · 18 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: $10,279
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,895
• Taxable loss: −$1,824
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $306/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 · 14 photos

Good 80/100 Cosmetic rehab

This home is in good condition with cosmetic updates and a well-maintained exterior. It has a good roof and interior, and the kitchen flooring may need minor repairs. Painting the exterior siding and upgrading the kitchen flooring can significantly increase its resale value.

Repairs flagged

• Minor Kitchen flooring — The flooring appears to be original and may need replacement or refinishing.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Resale Upgrading the kitchen flooring — Upgrading the kitchen flooring can improve the home's overall appearance and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · The flooring appears to be original and may need replacement or refinishing.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Resale Upgrading the kitchen flooring — Upgrading the kitchen flooring can improve the home's overall appearance and increase its 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: 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

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

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 (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 · 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: ▼ -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 ABOR