6689 Beaver Run Rd SW · Kirkersville, OH 43062

$199,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 22 Days on market

Built 1980 0.95 ac lot

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home on . 95 acres in Harrison Township. Large concrete block garage. Property requires repairs and will not FHA/VA. Property is sold ''as is''. Seller will make no repairs. Proof of funds with all offers. PROPERTY IS IN A FLOOD ZONE

Key facts

• Ranch style home
• 90 amp service
• 0.95 acre lot

Tags

• RANCH STYLE HOME
• NEARLY AN ACRE OF LAND
• HUNDREDS OF ACRES OF PRIVACY
• DETACHED HUGE OVERSIZED GARAGE
• SPACE FOR STORAGE AND WORKSHOP
• 90 AMP SERVICE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private sewer; Well water
• Home design: Single-family home; One level; Built in 1980; No shared/common walls
• Construction: Block foundation
• Exterior features: Approximately 0.95-acre lot

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Insulated windows throughout; Living area approximately 1680

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#814 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D-, amenities F, commute F.
• Southwest Licking Local (rural): math 59% / reading 62% proficiency, ranked #243 of 656 in OH (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 160 active listings in the ZIP; solid renter incomes; 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.5

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-5,845
• Equity at exit: $29,806

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $29,122
• Equity at exit: $17,284

Cash invested: $55,972 (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 43062

• Active inventory: 160
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $417

Break-even live

Break-even rent $1,701

Max offer price $199,900

Occupancy floor 76%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $199,900 Active 22 DOM
2. 2026-06-17
   days on market $199,900 Active 21 DOM
3. 2026-06-16
   days on market $199,900 Active 20 DOM
4. 2026-06-15
   pricedays on market $199,900 Active 19 DOM
5. 2026-06-13
   days on market $220,000 Active 17 DOM
6. 2026-06-13
   days on market $220,000 Active 16 DOM
7. 2026-06-09
   days on market $220,000 Active 13 DOM
8. 2026-06-08
   days on market $220,000 Active 12 DOM
9. 2026-06-07
   days on market $220,000 Active 11 DOM
10. 2026-06-05
    days on market $220,000 Active 8 DOM
11. 2026-06-03
    days on market $220,000 Active 7 DOM
12. 2026-06-02
    days on market $220,000 Active 6 DOM
13. 2026-06-01
    days on market $220,000 Active 5 DOM
14. 2026-05-31
    days on market $220,000 Active 4 DOM
15. 2026-05-27
    listed $220,000 Active
16. 2023-04-03
    soldstatus $70,000
17. 2020-10-25
    status Contingent Finance and Inspection
18. 2020-10-25
    historical
19. 2020-09-21
    status Contingent Finance and Inspection
20. 2020-09-21
    historical
21. 2020-07-27
    historical Contingent Finance and Inspection
22. 2020-07-27
    historical
23. 2020-07-22
    status Active
24. 2020-07-18
    historical Contingent Finance and Inspection
25. 2020-07-17
    status Active
26. 2020-07-06
    historical Contingent Finance and Inspection
27. 2020-07-04
    listed $70,000 Active
28. 2015-04-06
    soldstatus $20,000 246-char remark

    Show marketing remark (246 chars)

    Manufactured home on . 95 acres in Harrison Township. Large concrete block garage. Property requires repairs and will not FHA/VA. Property is sold ''as is''. Seller will make no repairs. Proof of funds with all offers. PROPERTY IS IN A FLOOD ZONE

29. 2015-03-10
    historical 246-char remark

    Show marketing remark (246 chars)

    Manufactured home on . 95 acres in Harrison Township. Large concrete block garage. Property requires repairs and will not FHA/VA. Property is sold ''as is''. Seller will make no repairs. Proof of funds with all offers. PROPERTY IS IN A FLOOD ZONE

30. 2014-11-24
    listed $29,900 246-char remark

    Show marketing remark (246 chars)

    Manufactured home on . 95 acres in Harrison Township. Large concrete block garage. Property requires repairs and will not FHA/VA. Property is sold ''as is''. Seller will make no repairs. Proof of funds with all offers. PROPERTY IS IN A FLOOD ZONE

31. 1998-04-02
    soldstatus $70,000

ⓘ 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: $1,746 · $145/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: +$686/yr (+$57/mo · 39.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,737
• − Mortgage interest: −$11,198
• − Property taxes: −$1,746
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$5,815
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $4,543/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: Southwest Licking Local
• NCES district ID: 3904804
• Math proficiency: 59% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $72,711
• Composite: 53.66/100
• National rank: #1432
• State rank: #243 of 656 in OH

Livability — Kirkersville

• Score: 63/100
• State rank: #814
• US rank: #15084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Licking County · 109,194 people
• City population: 413
• Metro: Columbus, OH
• Population (ZIP): 32,037
• Household income: $105,968
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 316.0

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 8% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 9% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 7% Spanish 2% Arabic 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.15%
• Current HPI: 236.5135
• Rent YoY: —
• Metro: Columbus, 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

+214.3% since first listed

17 events — show timeline

• 2026-05-27 Listed $220,000 CBRMLS
• 2023-04-03 Sold (Public Records) $70,000 Public Records
• 2020-10-25 Relisted — CBRMLS
• 2020-10-25 Listing Removed — CBRMLS
• 2020-09-21 Relisted — CBRMLS
• 2020-09-21 Listing Removed — CBRMLS
• 2020-07-27 Contingent — CBRMLS
• 2020-07-27 Listing Removed — CBRMLS
• 2020-07-22 Relisted — CBRMLS
• 2020-07-18 Contingent — CBRMLS
• 2020-07-17 Relisted — CBRMLS
• 2020-07-06 Contingent — CBRMLS
• 2020-07-04 Listed $70,000 CBRMLS
• 2015-04-06 Sold (MLS) $20,000 CBRMLS
• 2015-03-10 Listing Removed — CBRMLS
• 2014-11-24 Listed $29,900 CBRMLS
• 1998-04-02 Sold (Public Records) $70,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,746 · +5.7% YoY. Source: county tax records.