3 bd · 2.0 ba ·
1,568 sqft ·
Built 2026
· Manufactured
· Active
· 12 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,400/mo
Mortgage (P&I)
−$892
Tax + insurance
−$284
HOA
−$0
Vac / Maint / Mgmt
−$294
Net cashflow
$-70/mo
Annual
$-838/yr
Cap rate
5.80%
Cash-on-cash
-1.76%
DSCR
0.92
1% rule
0.82%
Cash to close
$47,641
Investor read
This is a 3-bed/2.0-bath manufactured listed at $170k.
At list price, monthly cash flow is $-70 ($-838/yr) — negative.
To cash-flow at today's rent, offer at most $160k (5.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.7% below list).
Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer: $140k (17.7% below list) — sets the bar for 1% rule.
Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
Location reads 63/100 on livability (#836 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
Zoned schools: Indian Lake Elementary School (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 510 students, 45% FRL); Indian Lake Middle School (math 56% / reading 65%, grade B+, #259 of 654 statewide, top 40%, 407 students, 42% FRL); Indian Lake High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 492 students, 34% FRL) — zoned schools at 40% FRL track the district average.
Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).
Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Questions for listing agent
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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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?
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.
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.
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.
CashFlowRE · CFR-PF8MAMFVNDEYZ6
· Data 8 h agocashflowre.app · 2026-05-29