215 W Mound St · Sabina, OH 45169

$114,500

3 bd · 1.5 ba · 1,008 sqft · Manufactured · 21 Days on market

Built 1991 0.42 ac lot

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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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1991 Oakwood mobile 14x70 home with add on. Well located off the street. Owner wishes to relocate. Private location. Also has a detached garage and storage building.

Key facts

• Covered front porch
• Metal roof
• Outbuildings

Tags

• METAL ROOF
• COVERED FRONT PORCH
• REAR DECK
• OUTBUILDINGS
• STORAGE SHED
• CHICKEN COOP

Property features AI

Exterior

• Parking: Detached 1-car garage; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Built in 1991; No shared/common walls
• Construction: Other foundation; Mobile size approximately 70 by 14
• Exterior features: Deck; Shed(s) and outbuilding

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Carpet; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Insulated windows throughout; Living area approximately 1008

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $15 ($176/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (10.9% below list).
• Recommended offer: $102k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#734 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• East Clinton Local (rural): math 41% / reading 52% proficiency, ranked #489 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sabina Elementary School (math 52% / reading 57%, grade C, #788 of 1,584 statewide, top 52%, 362 students, 55% FRL); East Clinton Junior High School (math 37% / reading 41%, grade F, #526 of 654 statewide, top 81%, 276 students, 45% FRL); East Clinton High School (math 17% / reading 57%, grade F, #564 of 781 statewide, top 74%, 320 students, 45% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $21k; list at $114k implies a 445% gain — meaningful room to come down on a strong offer.

Recommended offer $102,021 (10.9% 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. 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?
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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-17,603
• Equity at exit: $17,072

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-14,062
• Equity at exit: $9,900

Cash invested: $32,060 (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 45169

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $15

Break-even live

Break-even rent $1,002

Max offer price $114,500

Occupancy floor 94%

Sensitivity live

Price	-10% $94	-5% $54	+0% $15	+5% $-25	+10% $-64
Rent	-10% $-66	-5% $-26	+0% $15	+5% $55	+10% $95
Rate	-1.0pp $72	-0.5pp $44	base $15	+0.5pp $-15	+1.0pp $-45

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $114,500 Active 21 DOM
2. 2026-06-21
   days on market $114,500 Active 20 DOM
3. 2026-06-18
   days on market $114,500 Active 18 DOM
4. 2026-06-17
   days on market $114,500 Active 17 DOM
5. 2026-06-16
   days on market $114,500 Active 16 DOM
6. 2026-06-15
   days on market $114,500 Active 15 DOM
7. 2026-06-14
   price $114,500 Active 13 DOM
8. 2026-06-13
   days on market $119,500 Active 13 DOM
9. 2026-06-12
   days on market $119,500 Active 12 DOM
10. 2026-06-09
    days on market $119,500 Active 9 DOM
11. 2026-06-08
    days on market $119,500 Active 8 DOM
12. 2026-06-08
    days on market $119,500 Active 7 DOM
13. 2026-06-07
    days on market $119,500 Active 6 DOM
14. 2026-06-04
    days on market $119,500 Active 3 DOM
15. 2026-06-02
    days on market $119,500 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $119,500 Active 1 DOM

ⓘ 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 ≥99°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,243
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$3,331
• Taxable loss: −$1,751
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $596/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: East Clinton Local
• NCES district ID: 3904640
• Math proficiency: 41% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $45,362
• Composite: 39.4/100
• National rank: #3969
• State rank: #489 of 656 in OH

Livability — Sabina

• Score: 65/100
• State rank: #734
• US rank: #13251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sabina, OH
• County: Clinton · 46,911 people
• Population (ZIP): 4,410
• Household income: $52,061
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 11.8

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Iranian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.66%
• Current HPI: 271.7764
• 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

+904.2% since first listed

14 events — show timeline

• 2026-05-31 Listed $119,500 CBRMLS
• 2015-06-23 Sold (MLS) $21,000 Cincy MLS
• 2015-06-23 Sold (MLS) $21,000 CBRMLS
• 2015-04-25 Contingent — Cincy MLS
• 2015-04-09 Pending — Cincy MLS
• 2015-04-09 Listing Removed — CBRMLS
• 2014-11-07 Listed $25,000 Cincy MLS
• 2014-11-07 Listed $25,000 CBRMLS
• 2005-01-05 Sold (Public Records) $8,000 Public Records
• 2004-12-20 Sold (MLS) $8,000 Cincy MLS
• 2004-12-20 Sold (MLS) $8,000 CBRMLS
• 2004-12-14 Listing Removed — CBRMLS
• 2004-10-22 Listed $11,900 Cincy MLS
• 2004-10-22 Listed $11,900 CBRMLS

Property tax history

+0.8%/yr

Latest (2025): $188 · -4.2% YoY. Source: county tax records.