2867 County Road 10 · Bellefontaine, OH 43311

$129,000

2 bd · 1.5 ba · 1,800 sqft · SingleFamily · 74 Days on market

Built 1986 Average condition 0.92 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New furnace in December 2025. New Metal Roof 2021. Propane tank is underground. Also including is a Pellet Stove that helps out greatly with heating. This is a 76x14 Mobile Home that has 2 additional add on rooms, adding more square footage. Appliances to remain will be refrigerator, stove, microwave, washer and dryer. There is also a large wrap around deck. There is a block foundation under the added rooms. Great country setting just out of town. The land is fenced so would be great for animals. Very well maintained property. Square footage per Auditor Website. Check the Auditor Website verifying Residential. Septic was pumped in 2025.

Key facts

• New furnace
• New metal roof
• Block foundation

Tags

• NEW FURNACE
• NEW METAL ROOF
• UNDERGROUND PROPANE TANK
• PELLET STOVE
• LARGE WRAP AROUND DECK
• BLOCK FOUNDATION

Property features AI

Exterior

• Utilities: Well water; Septic tank; Propane utility
• Home design: Single-family residence; Residential property
• Construction: Built in 1986; Vinyl siding; Block foundation; Other foundation details listed in remarks
• Exterior features: Deck; Shed(s); Fenced yard; Pasture and residential lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Dishwasher not listed
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom and 1 half bathroom (2 total)
• Heating & cooling: Propane heating; Other heating details listed in remarks
• Interior features: Water softener (rented); No basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $129k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $126k (2.0% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.7% in Bellefontaine — 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 (#213 in OH, #3,316 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Benjamin Logan Local (rural): math 64% / reading 66% proficiency, ranked #197 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 152 active listings in the ZIP; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.5

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-14,084
• Equity at exit: $19,234

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-3,430
• Equity at exit: $11,154

Cash invested: $36,120 (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 43311

• Active inventory: 152
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $107

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 87%

Sensitivity live

Price	-10% $196	-5% $151	+0% $107	+5% $62	+10% $18
Rent	-10% $7	-5% $57	+0% $107	+5% $157	+10% $207
Rate	-1.0pp $172	-0.5pp $140	base $107	+0.5pp $73	+1.0pp $39

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   statusdays on market $129,000 Pending 74 DOM
2. 2026-06-13
   days on market $129,000 Contingency - Finance and Inspections 73 DOM
3. 2026-06-09
   days on market $129,000 Contingency - Finance and Inspections 70 DOM
4. 2026-06-08
   days on market $129,000 Contingency - Finance and Inspections 69 DOM
5. 2026-06-07
   days on market $129,000 Contingency - Finance and Inspections 68 DOM
6. 2026-06-05
   days on market $129,000 Contingency - Finance and Inspections 65 DOM
7. 2026-06-03
   days on market $129,000 Contingency - Finance and Inspections 64 DOM
8. 2026-06-02
   days on market $129,000 Contingency - Finance and Inspections 63 DOM
9. 2026-06-01
   days on market $129,000 Contingency - Finance and Inspections 62 DOM
10. 2026-05-31
    days on market $129,000 Contingency - Finance and Inspections 61 DOM
11. 2026-04-18
    historical Contingency - Finance and Inspections
12. 2026-03-31
    listed $129,000 Active

ⓘ 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 2/10 Low 7 d/yr ≥98°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,163
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,753
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,478/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 · 13 photos

Average 55/100 Cosmetic rehab

This mobile home is in average condition with some cosmetic updates needed. It has a good roof and a wrap-around deck, making it a good candidate for a fresh paint job and some interior updates.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom fixtures — Slight wear

Value-add opportunities

• Both Paint the interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace the kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace the bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom fixtures · Slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace the kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace the bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ 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: Benjamin Logan Local
• NCES district ID: 3904807
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $59,496
• Composite: 56.13/100
• National rank: #1181
• State rank: #197 of 656 in OH

Livability — Bellefontaine

• Score: 76/100
• State rank: #213
• US rank: #3316

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

• County: Logan · 47,256 people
• City population: 20,074
• Population (ZIP): 20,074
• Household income: $64,217
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 10.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.18%
• Current HPI: 243.9954
• 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

2 events — show timeline

• 2026-04-18 Contingent — WRIST
• 2026-03-31 Listed $129,000 WRIST