42460 Mount Hope Rd · Lafferty, OH 43977

$180,000

3 bd · 1.0 ba · 1,350 sqft · Manufactured public records · 28 Days on market

Built 1994

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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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Livability +2.2/5.0
• 1% rule +1.9/10.0

Listing remarks

Property was appraised at $150K in 2017. 4 wooded acres with a creek flowing through it. All major appliances and furniture are staying including power tools. 2 car garage. 20 x 40 dog pen. Deer fenced garden with greenhouse. New steel roof. New propane furnace with AC. 3 big out buildings for storage. All new light fixtures/ceiling fans throughout. I& apos; ve seen owls, fox, bobcat, turkeys and of course, deer. I& apos; ve seen zero rabbits. (Owls?) A couple rooms need paint. Most rooms need carpet or flooring. Includes furniture, stacked washer/dryer, stove, refrigerator, upright freezer.

Key facts

• Deer fenced garden
• Wooded acres
• Steel roof

Tags

• WOODED ACRES
• CREEK FLOWING THROUGH
• DEER FENCED GARDEN
• GREENHOUSE
• STEEL ROOF
• PROPANE FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (30.6% below list).
• Recommended offer: $125k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#1,186 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Union Local (rural): math 39% / reading 60% proficiency, ranked #450 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Local Elementary School (math 49% / reading 58%, grade C, #834 of 1,584 statewide, top 53%, 635 students, 43% FRL); Union Local Middle School (math 39% / reading 61%, grade C, #416 of 654 statewide, top 64%, 342 students, 32% FRL); Union Local High School (math 17% / reading 62%, grade F, #528 of 781 statewide, top 71%, 434 students, 26% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,911 (30.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $87,761
• Equity at exit: $162,158

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $266,408
• Equity at exit: $349,700

Cash invested: $50,400 (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 43977

• Active inventory: 9
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$129 /mo · $1,542/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-161

Break-even live

Break-even rent $1,452

Max offer price $151,623

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-110	+0% $-161	+5% $-212	+10% $-263
Rent	-10% $-259	-5% $-210	+0% $-161	+5% $-111	+10% $-62
Rate	-1.0pp $-70	-0.5pp $-115	base $-161	+0.5pp $-207	+1.0pp $-255

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   days on market $180,000 Active 28 DOM
2. 2026-06-15
   days on market $180,000 Active 27 DOM
3. 2026-06-13
   days on market $180,000 Active 25 DOM
4. 2026-06-12
   days on market $180,000 Active 24 DOM
5. 2026-06-09
   days on marketlisting id $180,000 Active 21 DOM
6. 2026-06-08
   days on market $180,000 Active 11 DOM
7. 2026-06-08
   days on market $180,000 Active 10 DOM
8. 2026-06-07
   days on market $180,000 Active 9 DOM
9. 2026-06-04
   days on market $180,000 Active 6 DOM
10. 2026-06-02
    days on market $180,000 Active 5 DOM
11. 2026-06-01
    days on market $180,000 Active 4 DOM
12. 2026-05-31
    days on market $180,000 Active 3 DOM
13. 2026-05-20
    listed $180,000 Active

ⓘ 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: $1,542 · $129/mo
• Projected year-2 tax: $2,175 · $181/mo
• Expected delta: +$633/yr (+$53/mo · 41.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,989
• − Mortgage interest: −$10,083
• − Property taxes: −$1,542
• − Insurance: −$900
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$5,236
• Taxable loss: −$5,170
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $-687/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: Union Local
• NCES district ID: 3904601
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,288
• Composite: 41.74/100
• National rank: #3402
• State rank: #450 of 656 in OH

Livability — Lafferty

• Score: 45/100
• State rank: #1186
• US rank: #26685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Belmont · 63,139 people
• City population: 37
• Metro: Wheeling, WV-OH
• Population (ZIP): 2,576
• Household income: $59,483
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 2.6

Population outlook (Belmont County) Hauer SSP2

• Today (2025): 66,568 people
• By 2030: 64,818 · -2.6%
• By 2040: 60,702 · -8.8%
• By 2050: 56,427 · -15.2%
• By 2075: 46,222 · -30.6%
• By 2100: 34,611 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Iranian 5% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Belmont

• 2024 margin: Solid R (+47.3) · D 26.0% · R 73.3%
• 2008→2024 swing: -50.0pp toward R · 2008: 2.7pp · 2024: -47.3pp
• All cycles: 2024: R+47.3 2020: R+43.6 2016: R+39.5 2012: R+8.4 2008: D+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.92%
• Current HPI: 244.89
• 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

• 2026-05-20 Listed $180,000 FSBO.com

Property tax history

+9.6%/yr

Latest (2025): $1,542 · +1.7% YoY. Source: county tax records.