201 W Washington St · Dunkirk, OH 45836

$48,750

2 bd · 1.0 ba · 672 sqft · Manufactured · 115 Days on market

Built 1969 60,120 ac lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This rare find in town corner lot with 2 bd 1969 mobile home has a peak style roof / 2 yr new windows / some new vinyl floor with a 2 car concreted garage is available for viewing with a 24 hr. notice. Approx. 25 min from Findlay and approx. 15 min from Kenton. Nice property $52,000. Possession possibly at closing / open to negotiation.

Key facts

• 60120 acre lot
• 2 garage spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $49k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#791 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, schools F, amenities F.
• Hardin Northern Local (rural): math 60% / reading 68% proficiency, ranked #230 of 656 in OH (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($338 loan paydown + $5k appreciation (10.0% local appreciation)).
• Hardin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $49k implies a 195% gain — meaningful room to come down on a strong offer.

Recommended offer $44,362 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 4.65×
• Total profit: $49,820
• Equity at exit: $43,918

10-year hold

• IRR: 42.5%
• Equity multiple: 10.40×
• Total profit: $128,362
• Equity at exit: $94,711

Cash invested: $13,650 (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 45836

• Home prices YoY: 5.9%
• Active inventory: 4
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$256
• Tax from tax record: −$10 /mo · $126/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $366

Break-even live

Break-even rent $363

Max offer price $48,750

Occupancy floor 51%

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: $12,188
• Closing costs: $1,462
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $48,750 Active 115 DOM
2. 2026-06-17
   days on market $48,750 Active 114 DOM
3. 2026-06-16
   days on market $48,750 Active 113 DOM
4. 2026-06-15
   days on market $48,750 Active 112 DOM
5. 2026-06-13
   days on market $48,750 Active 110 DOM
6. 2026-06-12
   days on market $48,750 Active 109 DOM
7. 2026-06-09
   days on market $48,750 Active 106 DOM
8. 2026-06-08
   days on market $48,750 Active 105 DOM
9. 2026-06-08
   days on market $48,750 Active 104 DOM
10. 2026-06-05
    days on market $48,750 Active 102 DOM
11. 2026-06-04
    days on market $48,750 Active 100 DOM
12. 2026-06-02
    days on market $48,750 Active 99 DOM
13. 2026-06-01
    days on market $48,750 Active 98 DOM
14. 2026-05-31
    days on market $48,750 Active 97 DOM
15. 2026-04-07
    price $48,750 341-char remark

    Show marketing remark (341 chars)

    This rare find in town corner lot with 2 bd 1969 mobile home has a peak style roof / 2 yr new windows / some new vinyl floor with a 2 car concreted garage is available for viewing with a 24 hr. notice. Approx. 25 min from Findlay and approx. 15 min from Kenton. Nice property $52,000. Possession possibly at closing / open to negotiation.

16. 2026-04-07
    price $49,000 341-char remark

    Show marketing remark (341 chars)

    This rare find in town corner lot with 2 bd 1969 mobile home has a peak style roof / 2 yr new windows / some new vinyl floor with a 2 car concreted garage is available for viewing with a 24 hr. notice. Approx. 25 min from Findlay and approx. 15 min from Kenton. Nice property $52,000. Possession possibly at closing / open to negotiation.

17. 2026-02-23
    listed $52,000 Active 341-char remark

    Show marketing remark (341 chars)

    This rare find in town corner lot with 2 bd 1969 mobile home has a peak style roof / 2 yr new windows / some new vinyl floor with a 2 car concreted garage is available for viewing with a 24 hr. notice. Approx. 25 min from Findlay and approx. 15 min from Kenton. Nice property $52,000. Possession possibly at closing / open to negotiation.

18. 2014-08-21
    soldstatus $16,500 93-char remark

    Show marketing remark (93 chars)

    Well kept mobile home. On a corner lot 60 x 120. Two car garage, covered patio. ,Under 1 Acre

19. 2014-05-01
    listed $18,000 93-char remark

    Show marketing remark (93 chars)

    Well kept mobile home. On a corner lot 60 x 120. Two car garage, covered patio. ,Under 1 Acre

20. 2001-11-13
    soldstatus $9,500

ⓘ 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: $126 · $10/mo
• Projected year-2 tax: $443 · $37/mo
• Expected delta: +$317/yr (+$26/mo · 252.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $9,905
• − Mortgage interest: −$2,731
• − Property taxes: −$126
• − Insurance: −$244
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,418
• Taxable income: $3,802
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $3,475/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: Hardin Northern Local
• NCES district ID: 3904749
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 68% ▲ 5.00%
• Median HH income: $48,584
• Composite: 54.23/100
• National rank: #1375
• State rank: #230 of 656 in OH

Livability — Dunkirk

• Score: 64/100
• State rank: #791
• US rank: #14368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunkirk, OH
• County: Hardin · 33,287 people
• City population: 1,519
• Population (ZIP): 1,519
• Household income: $58,508
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1.4

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.57%
• Current HPI: 224.66
• 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

+413.2% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $48,750 NORIS
• 2026-04-07 Price Changed $49,000 NORIS
• 2026-02-23 Listed $52,000 NORIS
• 2014-08-21 Sold (MLS) $16,500 WCARE
• 2014-05-01 Listed $18,000 WCARE
• 2001-11-13 Sold (Public Records) $9,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $126 · +2.1% YoY. Source: county tax records.