952 St Rt 511 #17 · Nankin, OH 44805

$79,000

1 bd · 1.0 ba · 384 sqft · Manufactured public records · 30 Days on market

Built 2025 435 sqft lot $206/sqft · 18% below area

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park located on 100 acres with golf cart trails, pond for fishing, bank barn with a party room, and free laundry if needed.

Key facts

• Built 2025
• Listed 30 days

Property features AI

Finance

• HOA & community: Association: Agape Acres; Association covers sewer, water, trash, and snow removal; Monthly land lease: $285

Exterior

• Parking: No garage; Off-street parking
• Utilities: Public water
• Home design: Single-story home; New construction; Built by Redman Homes
• Construction: Vinyl siding; Asphalt shingle roof; Owner-reported year built (new construction)
• Exterior features: Barn(s); Has view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Two main-level bedrooms (both on the first floor)
• Flooring: Laminate flooring throughout main rooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Open floor plan; Recessed lighting; Insulated windows; Crawl space basement
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $28 ($335/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 $73k (8.1% below list).
• Recommended offer: $73k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mapleton Local (rural): math 46% / reading 60% proficiency, ranked #392 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 125 active listings in the ZIP; 61 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashland County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $72,638 (8.1% 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $212,681
• List price: $79,000
• Delta: -62.86%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.07% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.64×
• Total profit: $-7,918
• Equity at exit: $11,779

10-year hold

• IRR: 4.8%
• Equity multiple: 1.42×
• Total profit: $9,256
• Equity at exit: $6,830

Cash invested: $22,120 (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 44805

• Rents YoY: 7.1%
• Active inventory: 125
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $726 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $28

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 91%

Sensitivity live

Price	-10% $82	-5% $55	+0% $28	+5% $1	+10% $-27
Rent	-10% $-29	-5% $-1	+0% $28	+5% $57	+10% $85
Rate	-1.0pp $68	-0.5pp $48	base $28	+0.5pp $7	+1.0pp $-13

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $79,000 Pending 30 DOM
2. 2026-06-09
   days on market $79,000 Active 28 DOM
3. 2026-06-08
   days on market $79,000 Active 27 DOM
4. 2026-06-07
   days on market $79,000 Active 26 DOM
5. 2026-06-05
   days on market $79,000 Active 23 DOM
6. 2026-06-02
   days on market $79,000 Active 21 DOM
7. 2026-06-01
   days on market $79,000 Active 20 DOM
8. 2026-05-31
   days on market $79,000 Active 19 DOM
9. 2026-05-30
   days on market $79,000 Active 18 DOM
10. 2026-05-15
    status Active 359-char remark

    Show marketing remark (358 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park located on 100 acres with golf cart trails, pond for fishing, bank barn with a party room, and free laundry if needed.

11. 2026-05-15
    status Active 358-char remark

    Show marketing remark (358 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park located on 100 acres with golf cart trails, pond for fishing, bank barn with a party room, and free laundry if needed.

12. 2026-05-15
    status Active

    Show marketing remark (358 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park located on 100 acres with golf cart trails, pond for fishing, bank barn with a party room, and free laundry if needed.

13. 2026-05-04
    status Pending 358-char remark

    Show marketing remark (359 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park is located on 100 acres with golf cart trails, pond for fishing, bank barn with party room, and free laundry if needed.

14. 2026-05-04
    status Pending 359-char remark

    Show marketing remark (359 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park is located on 100 acres with golf cart trails, pond for fishing, bank barn with party room, and free laundry if needed.

15. 2026-05-04
    status Pending

    Show marketing remark (359 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park is located on 100 acres with golf cart trails, pond for fishing, bank barn with party room, and free laundry if needed.

16. 2026-05-02
    listed $79,000 Active 359-char remark

    Show marketing remark (359 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park is located on 100 acres with golf cart trails, pond for fishing, bank barn with party room, and free laundry if needed.

17. 2026-05-01
    listed $79,000 Active 358-char remark

    Show marketing remark (358 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park located on 100 acres with golf cart trails, pond for fishing, bank barn with a party room, and free laundry if needed.

18. 2026-05-01
    listed $79,000 Active

    Show marketing remark (358 chars)

    New Redman mobile home that has not been titled yet. Includes 1 year manufacturers warranty. 55+ park. Park approval is required. All kitchen appliances provided. Open floor plan. Lot rent is $285 and includes water, sewer, and trash. Park located on 100 acres with golf cart trails, pond for fishing, bank barn with a party room, and free laundry if needed.

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,717
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$697
• − Management: −$697
• − Depreciation: −$2,298
• Taxable loss: −$981
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $570/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: Mapleton Local
• NCES district ID: 3904583
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $53,107
• Composite: 45.52/100
• National rank: #2607
• State rank: #392 of 656 in OH

Livability — Nankin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ashland County · 30,805 people
• Metro: Ashland, OH
• Population (ZIP): 30,805
• Household income: $68,299
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 706.0

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 52,732 people
• By 2030: 51,728 · -1.9%
• By 2040: 48,956 · -7.2%
• By 2050: 46,070 · -12.6%
• By 2075: 38,945 · -26.1%
• By 2100: 30,883 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Solid R (+50.0) · D 24.5% · R 74.5%
• 2008→2024 swing: -26.7pp toward R · 2008: -23.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.7 2016: R+47.8 2012: R+30.0 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.79%
• Current HPI: 201.96
• Rent YoY: ▲ 7.07%
• Metro: Ashland, OH
• 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

+0.0% since first listed

12 events — show timeline

• 2026-06-17 Pending — ABOR
• 2026-06-11 Pending — MARMLS
• 2026-06-11 Pending — MLSNOW
• 2026-05-15 Relisted — MARMLS
• 2026-05-15 Relisted — ABOR
• 2026-05-15 Relisted — MLSNOW
• 2026-05-04 Pending — ABOR
• 2026-05-04 Pending — MARMLS
• 2026-05-04 Pending — MLSNOW
• 2026-05-02 Listed $79,000 MARMLS
• 2026-05-01 Listed $79,000 MLSNOW
• 2026-05-01 Listed $79,000 ABOR