86759 Water Works Rd · Hopedale, OH 43976

$79,900

3 bd · 3.0 ba · 1,728 sqft · Manufactured public records · 20 Days on market

Built 1980 Good condition 1.40 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

Situated on 1.40 acres in a peaceful setting, this 1988 double wide offers a great opportunity for buyers looking to add value with some finishing touches. The property features a spacious yard complete with a shed and a metal pole barn, providing ample storage and workspace for hobbies, equipment, or outdoor needs. A new deck, added in 2021, offers a great space to relax and enjoy the surrounding landscape. Inside, several updates have already been completed over the years. The kitchen was remodeled in 2016 with updated cupboards, countertops (including a portion of butcher block), and a refreshed backsplash. One bathroom was updated in 2017 with a new floor, vanity, toilet, paint, and tri

Key facts

• 1.4 acre lot
• Parking
• Built 1980

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Private well water; Septic tank
• Home design: Single-story home; Fixer condition
• Construction: Vinyl siding; Asphalt roof; Built (year source: public records); Crawl-space basement
• Exterior features: Front porch; Porch; Deck; Pole barn; Shed(s); Approximately 1.4-acre lot

Interior

• Kitchen: Kitchen on main level (approx. 14' x 16')
• Bedrooms: 3 main-level bedrooms; First-level bedrooms (sizes approx. 10' x 10' and 11' x 11')
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Ceiling fans for cooling; Electric forced-air heating; Fireplace heating
• Interior features: Ceiling fans; Laminate countertops; Wood-framed windows; Living room fireplace (family room)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#680 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Harrison Hills City (rural): math 35% / reading 51% proficiency, ranked #522 of 656 in OH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.3% local appreciation)).
• Harrison County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,701 (1.5% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 2.94×
• Total profit: $43,421
• Equity at exit: $37,458

10-year hold

• IRR: 33.7%
• Equity multiple: 5.80×
• Total profit: $107,467
• Equity at exit: $58,948

Cash invested: $22,372 (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 43976

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $508

Break-even live

Break-even rent $648

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $553	-5% $531	+0% $508	+5% $485	+10% $463
Rent	-10% $406	-5% $457	+0% $508	+5% $559	+10% $610
Rate	-1.0pp $548	-0.5pp $528	base $508	+0.5pp $487	+1.0pp $466

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-07
   listed $79,900 Active 1409-char remark

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $979 · $82/mo
• Expected delta: +$267/yr (+$22/mo · 37.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,490
• − Mortgage interest: −$4,476
• − Property taxes: −$712
• − Insurance: −$400
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,324
• Taxable income: $5,100
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $4,873/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 · 1 photo

Good 75/100 Cosmetic rehab

This 1988 double-wide manufactured home is in good condition with recent updates, offering a great opportunity for buyers looking to add value with some cosmetic improvements.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace deck railings — Improves safety and aesthetics.
• Both Install new outdoor lighting — Enhances safety and curb appeal at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace deck railings — Improves safety and aesthetics. ↑
• Both Install new outdoor lighting — Enhances safety and curb appeal at night. ↑

ⓘ 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: Harrison Hills City
• NCES district ID: 3904524
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $39,642
• Composite: 35.93/100
• National rank: #4803
• State rank: #522 of 656 in OH

Livability — Hopedale

• Score: 66/100
• State rank: #680
• US rank: #11946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrison · 13,333 people
• Population (ZIP): 1,432
• Household income: $46,875
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 8.9

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 14,537 people
• By 2030: 13,961 · -4.0%
• By 2040: 12,753 · -12.3%
• By 2050: 11,607 · -20.2%
• By 2075: 9,299 · -36.0%
• By 2100: 7,447 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Lithuanian 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+55.2) · D 21.9% · R 77.1%
• 2008→2024 swing: -52.8pp toward R · 2008: -2.4pp · 2024: -55.2pp
• All cycles: 2024: R+55.2 2020: R+52.6 2016: R+48.3 2012: R+14.9 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.34%
• Current HPI: 182.9131
• 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

+48.6% since first listed

4 events — show timeline

• 2026-05-29 Sold (MLS) $55,000 MLSNOW
• 2026-05-27 Pending — MLSNOW
• 2026-05-07 Listed $79,900 MLSNOW
• 2009-12-17 Sold (Public Records) $37,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $712 · +0.1% YoY. Source: county tax records.