12015 Holly Dr · Lakeview, OH 43331

$59,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 118 Days on market

Built 2020 Good condition $67/sqft · 140% above area ↓ 25% since listing

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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
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER WANTS OFFER! ONLY FIVE YEARS OLD!!! If purchased new, it will cost approximately $100,000. Possible boat slip lease! FINANCING AVAILABLE TO QUALIFIED BUYERS! Don't miss out on this exceptionally nice, two bedroom, two bath mobile home with CENTRAL AIR situated VERY close to the lake and literally less than one minute to Old Field Beach w/no hassle of traffic. There is an open floor plan with living area, kitchen and dining area. The newer shed is 12x20 and perfect for your lake toys! Lot rent OF $500 per month includes water, sewer and trash. This 2020 Clayton Homes 'Blazer' mobile home is located in Holiday Shores Mobile Home Park and can be yours to enjoy full time or as a second home to enjoy beautiful Indian Lake. There are no property taxes. Call for your private showing!

Key facts

• Open floor plan
• Close to the lake
• Newer shed

Tags

• BOAT SLIP LEASE
• OPEN FLOOR PLAN
• NEWER SHED
• CLOSE TO THE LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 5.8% in Lakeview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#836 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 109 active listings in the ZIP; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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. 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.
6. 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.
7. 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: 2.34% ✓
• Cap rate: 20.20%
• Cash-on-cash: 49.67%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $25,000
• List price: $59,900
• Delta: 139.60%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12039 Holly Dr #19	0.02mi	2/1.0	952 (+6%)	17mo	$22,500	$24	70
12039 Holly Dr	0.02mi	2/1.0	952 (+6%)	17mo	$22,500	$24	70
11546 Channel View Dr	0.37mi	2/1.0	840 (-6%)	11mo	$226,000	$269	59
12070 Holly Dr Lot 35	0.05mi	3/2.0 (+1)	1,024 (+14%)	17mo	$80,000	$78	55
12023 Shannon Dr #43	0.05mi	2/1.0	1,008 (+12%)	23mo	$25,000	$25	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 47.3%
• Equity multiple: 3.06×
• Total profit: $34,526
• Equity at exit: $8,931

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $87,080
• Equity at exit: $5,179

Cash invested: $16,772 (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 43331

• Home prices YoY: -30.0%
• Active inventory: 109
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $694

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $736	-5% $715	+0% $694	+5% $673	+10% $653
Rent	-10% $583	-5% $639	+0% $694	+5% $750	+10% $805
Rate	-1.0pp $724	-0.5pp $709	base $694	+0.5pp $679	+1.0pp $663

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $59,900 Active 118 DOM
2. 2026-06-21
   days on market $59,900 Active 117 DOM
3. 2026-06-18
   days on market $59,900 Active 115 DOM
4. 2026-06-17
   days on market $59,900 Active 114 DOM
5. 2026-06-16
   days on market $59,900 Active 113 DOM
6. 2026-06-15
   days on market $59,900 Active 112 DOM
7. 2026-06-13
   days on market $59,900 Active 110 DOM
8. 2026-06-12
   days on market $59,900 Active 109 DOM
9. 2026-06-09
   days on market $59,900 Active 106 DOM
10. 2026-06-08
    days on market $59,900 Active 105 DOM
11. 2026-06-08
    days on market $59,900 Active 104 DOM
12. 2026-06-07
    days on market $59,900 Active 103 DOM
13. 2026-06-04
    days on market $59,900 Active 100 DOM
14. 2026-06-02
    days on market $59,900 Active 99 DOM
15. 2026-06-01
    days on market $59,900 Active 98 DOM
16. 2026-05-31
    days on market $59,900 Active 97 DOM
17. 2026-05-06
    status Active 817-char remark

    Show marketing remark (817 chars)

    MOTIVATED SELLER WANTS OFFER! ONLY FIVE YEARS OLD!!! If purchased new, it will cost approximately $100,000. Possible boat slip lease! FINANCING AVAILABLE TO QUALIFIED BUYERS! Don't miss out on this exceptionally nice, two bedroom, two bath mobile home with CENTRAL AIR situated VERY close to the lake and literally less than one minute to Old Field Beach w/no hassle of traffic. There is an open floor plan with living area, kitchen and dining area. The newer shed is 12x20 and perfect for your lake toys! Lot rent OF $500 per month includes water, sewer and trash. This 2020 Clayton Homes 'Blazer' mobile home is located in Holiday Shores Mobile Home Park and can be yours to enjoy full time or as a second home to enjoy beautiful Indian Lake. There are no property taxes. Call for your private showing!

18. 2026-05-01
    historical Contingency - Finance and Inspections 817-char remark

    Show marketing remark (817 chars)

    MOTIVATED SELLER WANTS OFFER! ONLY FIVE YEARS OLD!!! If purchased new, it will cost approximately $100,000. Possible boat slip lease! FINANCING AVAILABLE TO QUALIFIED BUYERS! Don't miss out on this exceptionally nice, two bedroom, two bath mobile home with CENTRAL AIR situated VERY close to the lake and literally less than one minute to Old Field Beach w/no hassle of traffic. There is an open floor plan with living area, kitchen and dining area. The newer shed is 12x20 and perfect for your lake toys! Lot rent OF $500 per month includes water, sewer and trash. This 2020 Clayton Homes 'Blazer' mobile home is located in Holiday Shores Mobile Home Park and can be yours to enjoy full time or as a second home to enjoy beautiful Indian Lake. There are no property taxes. Call for your private showing!

19. 2026-04-13
    price $59,900 817-char remark

    Show marketing remark (817 chars)

    MOTIVATED SELLER WANTS OFFER! ONLY FIVE YEARS OLD!!! If purchased new, it will cost approximately $100,000. Possible boat slip lease! FINANCING AVAILABLE TO QUALIFIED BUYERS! Don't miss out on this exceptionally nice, two bedroom, two bath mobile home with CENTRAL AIR situated VERY close to the lake and literally less than one minute to Old Field Beach w/no hassle of traffic. There is an open floor plan with living area, kitchen and dining area. The newer shed is 12x20 and perfect for your lake toys! Lot rent OF $500 per month includes water, sewer and trash. This 2020 Clayton Homes 'Blazer' mobile home is located in Holiday Shores Mobile Home Park and can be yours to enjoy full time or as a second home to enjoy beautiful Indian Lake. There are no property taxes. Call for your private showing!

20. 2026-02-23
    listed $65,000 Active 817-char remark

    Show marketing remark (817 chars)

    MOTIVATED SELLER WANTS OFFER! ONLY FIVE YEARS OLD!!! If purchased new, it will cost approximately $100,000. Possible boat slip lease! FINANCING AVAILABLE TO QUALIFIED BUYERS! Don't miss out on this exceptionally nice, two bedroom, two bath mobile home with CENTRAL AIR situated VERY close to the lake and literally less than one minute to Old Field Beach w/no hassle of traffic. There is an open floor plan with living area, kitchen and dining area. The newer shed is 12x20 and perfect for your lake toys! Lot rent OF $500 per month includes water, sewer and trash. This 2020 Clayton Homes 'Blazer' mobile home is located in Holiday Shores Mobile Home Park and can be yours to enjoy full time or as a second home to enjoy beautiful Indian Lake. There are no property taxes. Call for your private showing!

21. 2025-12-14
    historical
22. 2025-08-09
    listed $65,000 Active
23. 2025-07-08
    historical
24. 2025-02-08
    listed $65,000 Active
25. 2024-12-17
    historical
26. 2024-09-15
    listed $65,000 Active
27. 2024-08-12
    historical
28. 2024-07-11
    price $65,000
29. 2024-06-17
    price $55,000
30. 2024-06-06
    price $57,500
31. 2024-05-22
    price $59,900
32. 2024-05-05
    price $64,900
33. 2024-04-26
    price $69,900
34. 2024-04-20
    price $74,900
35. 2024-02-26
    price $77,400
36. 2024-01-17
    status Active
37. 2024-01-16
    historical Contingency - Finance and Inspections
38. 2023-11-28
    listed $79,900 Active

ⓘ 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 ≥100°F today · 18 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: $16,832
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$1,743
• Taxable income: $7,843
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $6,448/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 · 5 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a clean exterior and interior. It has a good curb appeal and is located in a desirable location close to the lake. Painting the exterior and cleaning the driveway can further enhance its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and increase its value.
• Both Clean the driveway — A clean driveway can improve the home's overall appearance and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and increase its value. ↑
• Both Clean the driveway — A clean driveway can improve the home's overall appearance and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Indian Lake Local
• NCES district ID: 3904808
• Math proficiency: 59% ▼ -14.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $44,496
• Composite: 52.6/100
• National rank: #1559
• State rank: #261 of 656 in OH

Livability — Lakeview

• Score: 63/100
• State rank: #836
• US rank: #15632

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: Logan · 47,256 people
• Population (ZIP): 4,012
• Household income: $60,159
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 16.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.75%
• Current HPI: 256.2406
• 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

-25.0% since first listed

22 events — show timeline

• 2026-05-06 Relisted — WRIST
• 2026-05-01 Contingent — WRIST
• 2026-04-13 Price Changed $59,900 WRIST
• 2026-02-23 Listed $65,000 WRIST
• 2025-12-14 Listing Removed — WRIST
• 2025-08-09 Listed $65,000 WRIST
• 2025-07-08 Listing Removed — WRIST
• 2025-02-08 Listed $65,000 WRIST
• 2024-12-17 Listing Removed — WRIST
• 2024-09-15 Listed $65,000 WRIST
• 2024-08-12 Listing Removed — WRIST
• 2024-07-11 Price Changed $65,000 WRIST
• 2024-06-17 Price Changed $55,000 WRIST
• 2024-06-06 Price Changed $57,500 WRIST
• 2024-05-22 Price Changed $59,900 WRIST
• 2024-05-05 Price Changed $64,900 WRIST
• 2024-04-26 Price Changed $69,900 WRIST
• 2024-04-20 Price Changed $74,900 WRIST
• 2024-02-26 Price Changed $77,400 WRIST
• 2024-01-17 Relisted — WRIST
• 2024-01-16 Contingent — WRIST
• 2023-11-28 Listed $79,900 WRIST