6201 Hatches Corners Rd · Conneaut, OH 44030

$75,000

3 bd · 1.0 ba · 980 sqft · Manufactured · 17 Days on market

Built 1975 1.35 ac lot

---

Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.5/10.0
• 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

Are you looking for a beautiful getaway, rental property, or your forever home, well here it is. Enjoy peace and quiet on your own piece of nature and one floor living. Beautiful views at all corners of the property. This home sits on a scenic 1.35 acres and a shed that has electric. This home sits on a concrete slab with concrete blocks and 1 and 1/2 inch foam under the frame. Custom built cherry wood cabinets in the kitchen that are three years old. Newer vinyl flooring throughout. New sub flooring throughout, newer windows, and updated plumbing to name a few. All appliances stay. Metal roof. Hot water tank and softener 2020. New Well/pump 2023. Recently painted exterior. Foundation is stacked block. The entire home is electric.

Key facts

• Fully renovated
• Well and septic
• Open space

Tags

• FULLY RENOVATED
• NEWER FLOORING
• NATURAL LIGHT
• OPEN SPACE
• WELL AND SEPTIC
• UPDATED HOME

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Updated/remodeled; Above-grade finished area approximately 980
• Construction: Vinyl siding; Metal roof; Block and pier/pillar foundation; Built (year source: public records)
• Exterior features: Covered patio/porch; Block fencing; Lot of approximately 1.35 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air gas heating
• Interior features: Double-pane windows; Updated/remodeled condition
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.3% in Conneaut — 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 63/100 on livability (#808 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Conneaut Area City (town): math 35% / reading 50% proficiency, ranked #527 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeshore Primary Elementary School (456 students, 65% FRL); Conneaut Middle School (math 34% / reading 46%, grade F, #511 of 654 statewide, top 79%, 372 students, 58% FRL); Conneaut High School (math 32% / reading 72%, grade D+, #343 of 781 statewide, top 47%, 390 students, 53% FRL).
• Market conditions: 61 active listings in the ZIP; 155 units permitted in Ashtabula County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashtabula County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.9

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $4,912
• Equity at exit: $11,183

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $26,174
• Equity at exit: $6,485

Cash invested: $21,000 (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 44030

• Home prices YoY: -10.8%
• Active inventory: 61
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $268

Break-even live

Break-even rent $570

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $311	-5% $290	+0% $268	+5% $247	+10% $226
Rent	-10% $197	-5% $232	+0% $268	+5% $304	+10% $340
Rate	-1.0pp $306	-0.5pp $287	base $268	+0.5pp $249	+1.0pp $229

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-21
   status Active
2. 2026-05-15
   historical Contingent
3. 2026-05-08
   listed $75,000 Active
4. 2024-02-22
   soldstatus $69,000 Closed 741-char remark

   Show marketing remark (741 chars)

   Are you looking for a beautiful getaway, rental property, or your forever home, well here it is. Enjoy peace and quiet on your own piece of nature and one floor living. Beautiful views at all corners of the property. This home sits on a scenic 1.35 acres and a shed that has electric. This home sits on a concrete slab with concrete blocks and 1 and 1/2 inch foam under the frame. Custom built cherry wood cabinets in the kitchen that are three years old. Newer vinyl flooring throughout. New sub flooring throughout, newer windows, and updated plumbing to name a few. All appliances stay. Metal roof. Hot water tank and softener 2020. New Well/pump 2023. Recently painted exterior. Foundation is stacked block. The entire home is electric.

5. 2024-02-22
   soldstatus $49,000

   Show marketing remark (741 chars)

   Are you looking for a beautiful getaway, rental property, or your forever home, well here it is. Enjoy peace and quiet on your own piece of nature and one floor living. Beautiful views at all corners of the property. This home sits on a scenic 1.35 acres and a shed that has electric. This home sits on a concrete slab with concrete blocks and 1 and 1/2 inch foam under the frame. Custom built cherry wood cabinets in the kitchen that are three years old. Newer vinyl flooring throughout. New sub flooring throughout, newer windows, and updated plumbing to name a few. All appliances stay. Metal roof. Hot water tank and softener 2020. New Well/pump 2023. Recently painted exterior. Foundation is stacked block. The entire home is electric.

6. 2024-02-07
   status Pending 741-char remark

   Show marketing remark (741 chars)

   Are you looking for a beautiful getaway, rental property, or your forever home, well here it is. Enjoy peace and quiet on your own piece of nature and one floor living. Beautiful views at all corners of the property. This home sits on a scenic 1.35 acres and a shed that has electric. This home sits on a concrete slab with concrete blocks and 1 and 1/2 inch foam under the frame. Custom built cherry wood cabinets in the kitchen that are three years old. Newer vinyl flooring throughout. New sub flooring throughout, newer windows, and updated plumbing to name a few. All appliances stay. Metal roof. Hot water tank and softener 2020. New Well/pump 2023. Recently painted exterior. Foundation is stacked block. The entire home is electric.

7. 2024-01-22
   listed $75,000 Active 741-char remark

   Show marketing remark (741 chars)

   Are you looking for a beautiful getaway, rental property, or your forever home, well here it is. Enjoy peace and quiet on your own piece of nature and one floor living. Beautiful views at all corners of the property. This home sits on a scenic 1.35 acres and a shed that has electric. This home sits on a concrete slab with concrete blocks and 1 and 1/2 inch foam under the frame. Custom built cherry wood cabinets in the kitchen that are three years old. Newer vinyl flooring throughout. New sub flooring throughout, newer windows, and updated plumbing to name a few. All appliances stay. Metal roof. Hot water tank and softener 2020. New Well/pump 2023. Recently painted exterior. Foundation is stacked block. The entire home is electric.

8. 2024-01-19
   historical
9. 2023-12-02
   status Active
10. 2023-11-05
    status Pending
11. 2023-10-29
    status Active
12. 2023-10-28
    status Pending
13. 2023-10-25
    listed $79,999 Active
14. 1998-05-28
    soldstatus $23,000

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: +$430/yr (+$36/mo · 138.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,918
• − Mortgage interest: −$4,201
• − Property taxes: −$310
• − Insurance: −$375
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$2,182
• Taxable income: $2,103
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $2,716/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: Conneaut Area City
• NCES district ID: 3904381
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 50% ▼ -12.00%
• Median HH income: $38,064
• Composite: 35.37/100
• National rank: #4953
• State rank: #527 of 656 in OH

Livability — Conneaut

• Score: 63/100
• State rank: #808
• US rank: #14907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ashtabula · 97,617 people
• City population: 16,317
• Metro: Cleveland, OH
• Population (ZIP): 16,317
• Household income: $57,264
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 11.2

Population outlook (Ashtabula County) Hauer SSP2

• Today (2025): 92,950 people
• By 2030: 89,146 · -4.1%
• By 2040: 80,715 · -13.2%
• By 2050: 72,270 · -22.2%
• By 2075: 55,780 · -40.0%
• By 2100: 40,928 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashtabula

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.8%
• 2008→2024 swing: -41.9pp toward R · 2008: 13.5pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+23.5 2016: R+19.0 2012: D+12.1 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.21%
• Current HPI: 265.5019
• 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

+226.1% since first listed

14 events — show timeline

• 2026-05-21 Relisted — MLSNOW
• 2026-05-15 Contingent — MLSNOW
• 2026-05-08 Listed $75,000 MLSNOW
• 2024-02-22 Sold (Public Records) $49,000 Public Records
• 2024-02-22 Sold (MLS) $69,000 MLSNOW
• 2024-02-07 Pending — MLSNOW
• 2024-01-22 Listed $75,000 MLSNOW
• 2024-01-19 Listing Removed — MLSNOW
• 2023-12-02 Relisted — MLSNOW
• 2023-11-05 Pending — MLSNOW
• 2023-10-29 Relisted — MLSNOW
• 2023-10-28 Pending — MLSNOW
• 2023-10-25 Listed $79,999 MLSNOW
• 1998-05-28 Sold (Public Records) $23,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $310 · +4.5% YoY. Source: county tax records.