13 Dew St · Glouster, OH 45732

$140,900

4 bd · 2.0 ba · 1,104 sqft · Manufactured · 101 Days on market

Built 1998 0.33 ac lot

---

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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Nice double wide manufactured home with 3 car garage (one door operates, the other openings are in need of doors but are sealed for security. Newly installed laminate plank flooring throughout the home, and covered porches for morning coffee or evening relaxation. Loads of garage space for your cars or other toys. Set your appointment quickly! This is finishing an estate, so AS-IS

Key facts

• Covered porches
• 0.33 acre lot
• 3 garage spots

Tags

• DOUBLE WIDE MANUFACTURED HOME
• COVERED PORCHES
• LOADS OF GARAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $141k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $141k).
• Recommended offer: $128k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#804 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Trimble Local (rural): math 25% / reading 33% proficiency, ranked #589 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Trimble Elementary School (math 22% / reading 27%, grade F, #1,217 of 1,584 statewide, top 78%, 344 students, 0% FRL); Trimble Junior High (math 32% / reading 37%, grade F, #547 of 654 statewide, top 84%, 191 students, 0% FRL); Trimble High School (math 12% / reading 42%, grade F, #632 of 781 statewide, top 81%, 188 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 5 units permitted in Athens County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $974 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Athens County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,219 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.1

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,307
• Equity at exit: $21,009

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,896
• Equity at exit: $12,182

Cash invested: $39,452 (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 45732

• Home prices YoY: -3.9%
• Active inventory: 23
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$739
• Tax est. 1.5%: −$176 /mo · $2,114/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $165

Break-even live

Break-even rent $1,233

Max offer price $140,900

Occupancy floor 84%

Sensitivity live

Price	-10% $262	-5% $214	+0% $165	+5% $116	+10% $68
Rent	-10% $51	-5% $108	+0% $165	+5% $222	+10% $279
Rate	-1.0pp $236	-0.5pp $201	base $165	+0.5pp $128	+1.0pp $91

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: $35,225
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $140,900 Active 101 DOM
2. 2026-06-21
   days on market $140,900 Active 100 DOM
3. 2026-06-18
   days on market $140,900 Active 98 DOM
4. 2026-06-17
   days on market $140,900 Active 97 DOM
5. 2026-06-16
   days on market $140,900 Active 96 DOM
6. 2026-06-15
   days on market $140,900 Active 95 DOM
7. 2026-06-13
   days on market $140,900 Active 93 DOM
8. 2026-06-12
   days on market $140,900 Active 92 DOM
9. 2026-06-09
   days on market $140,900 Active 89 DOM
10. 2026-06-08
    days on market $140,900 Active 88 DOM
11. 2026-06-08
    days on market $140,900 Active 87 DOM
12. 2026-06-07
    days on market $140,900 Active 86 DOM
13. 2026-06-04
    days on market $140,900 Active 83 DOM
14. 2026-06-02
    days on market $140,900 Active 82 DOM
15. 2026-06-01
    days on market $140,900 Active 81 DOM
16. 2026-05-31
    days on market $140,900 Active 80 DOM
17. 2026-05-19
    historical Active Under Contract 383-char remark

    Show marketing remark (383 chars)

    Nice double wide manufactured home with 3 car garage (one door operates, the other openings are in need of doors but are sealed for security. Newly installed laminate plank flooring throughout the home, and covered porches for morning coffee or evening relaxation. Loads of garage space for your cars or other toys. Set your appointment quickly! This is finishing an estate, so AS-IS

18. 2026-03-12
    listed $142,500 Active 383-char remark

    Show marketing remark (383 chars)

    Nice double wide manufactured home with 3 car garage (one door operates, the other openings are in need of doors but are sealed for security. Newly installed laminate plank flooring throughout the home, and covered porches for morning coffee or evening relaxation. Loads of garage space for your cars or other toys. Set your appointment quickly! This is finishing an estate, so AS-IS

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,296
• − Mortgage interest: −$7,893
• − Property taxes: −$2,114
• − Insurance: −$704
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,099
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,046/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: Trimble Local
• NCES district ID: 3904592
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $34,745
• Composite: 23.89/100
• National rank: #7795
• State rank: #589 of 656 in OH

Livability — Glouster

• Score: 64/100
• State rank: #804
• US rank: #14789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glouster, OH
• County: Athens · 60,466 people
• Population (ZIP): 4,287
• Household income: $57,034
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 5.2

Population outlook (Athens County) Hauer SSP2

• Today (2025): 71,867 people
• By 2030: 73,556 · +2.4%
• By 2040: 74,528 · +3.7%
• By 2050: 74,947 · +4.3%
• By 2075: 77,996 · +8.5%
• By 2100: 81,619 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 2% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Athens

• 2024 margin: D (+10.8) · D 54.9% · R 44.2%
• 2008→2024 swing: -24.5pp toward R · 2008: 35.3pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.0 2016: D+16.9 2012: D+35.0 2008: D+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.80%
• Current HPI: 239.26
• 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

2 events — show timeline

• 2026-05-19 Contingent — ACBOR
• 2026-03-12 Listed $142,500 ACBOR

Property tax history

-6.4%/yr

Latest (2025): $99 · -13.8% YoY. Source: county tax records.