12015 Holly Dr · Lakeview, OH 43331

$59,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 166 Days on market

Manufactured home Built 2020 Good condition $67/sqft · 133% 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 +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.1

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 $382 ($5k/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: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Indian Lake Elementary School (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 510 students, 45% FRL); Indian Lake Middle School (math 56% / reading 65%, grade B+, #259 of 654 statewide, top 40%, 407 students, 42% FRL); Indian Lake High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 492 students, 34% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 145 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($53k) 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.68% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.34%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $25,750
• List price: $59,900
• Delta: 132.62%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 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%)	19mo	$22,500	$24	69
12039 Holly Dr	0.02mi	2/1.0	952 (+6%)	19mo	$22,500	$24	69
11546 Channel View Dr	0.37mi	2/1.0	840 (-6%)	13mo	$226,000	$269	58
12070 Holly Dr Lot 35	0.05mi	3/2.0 (+1)	1,024 (+14%)	18mo	$80,000	$78	53
11013 Oak Cir #10	0.97mi	2/2.0	720 (-20%)	13mo	$12,000	$17	29
11025 Oak Cir #4	1.07mi	2/1.0	756 (-16%)	9mo	$56,500	$75	29
11012 Ash St #11	1.07mi	2/1.0	756 (-16%)	18mo	$20,000	$26	21
11017 Oak Circle Cir Lot 8	1.07mi	2/1.0	756 (-16%)	23mo	$18,500	$24	17

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: 21.4%
• Equity multiple: 1.87×
• Total profit: $14,645
• Equity at exit: $8,931

10-year hold

• IRR: 29.5%
• Equity multiple: 3.63×
• Total profit: $44,152
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $79,900 ($74/sqft)
• Median days on market: 38 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -61.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43331

• Home prices YoY: -30.0%
• Active inventory: 145
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $382

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 57%

Sensitivity live

Price	-10% $423	-5% $403	+0% $382	+5% $361	+10% $341
Rent	-10% $302	-5% $342	+0% $382	+5% $422	+10% $462
Rate	-1.0pp $412	-0.5pp $397	base $382	+0.5pp $367	+1.0pp $351

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $59,900 Active 166 DOM
2. 2026-08-07
   days on market $59,900 Active 165 DOM
3. 2026-08-06
   days on market $59,900 Active 164 DOM
4. 2026-08-05
   days on market $59,900 Active 163 DOM
5. 2026-08-04
   days on market $59,900 Active 162 DOM
6. 2026-08-03
   days on market $59,900 Active 161 DOM
7. 2026-07-31
   days on market $59,900 Active 158 DOM
8. 2026-07-30
   days on market $59,900 Active 157 DOM
9. 2026-07-29
   days on market $59,900 Active 156 DOM
10. 2026-07-27
    days on market $59,900 Active 154 DOM
11. 2026-07-25
    days on market $59,900 Active 152 DOM
12. 2026-07-24
    days on market $59,900 Active 151 DOM
13. 2026-07-23
    days on market $59,900 Active 150 DOM
14. 2026-07-22
    days on market $59,900 Active 149 DOM
15. 2026-07-21
    days on market $59,900 Active 148 DOM
16. 2026-07-20
    days on market $59,900 Active 147 DOM
17. 2026-07-18
    days on market $59,900 Active 145 DOM
18. 2026-07-16
    days on market $59,900 Active 143 DOM
19. 2026-07-15
    days on market $59,900 Active 142 DOM
20. 2026-07-14
    days on market $59,900 Active 141 DOM
21. 2026-07-13
    days on market $59,900 Active 140 DOM
22. 2026-07-12
    days on market $59,900 Active 139 DOM
23. 2026-07-12
    days on market $59,900 Active 138 DOM
24. 2026-07-10
    days on market $59,900 Active 137 DOM
25. 2026-07-09
    days on market $59,900 Active 136 DOM
26. 2026-07-07
    days on market $59,900 Active 134 DOM
27. 2026-07-06
    days on market $59,900 Active 133 DOM
28. 2026-07-05
    days on market $59,900 Active 132 DOM
29. 2026-07-05
    days on market $59,900 Active 131 DOM
30. 2026-07-03
    days on market $59,900 Active 130 DOM
31. 2026-07-03
    days on market $59,900 Active 129 DOM
32. 2026-07-01
    days on market $59,900 Active 128 DOM
33. 2026-06-30
    days on market $59,900 Active 127 DOM
34. 2026-06-29
    days on market $59,900 Active 126 DOM
35. 2026-06-28
    days on market $59,900 Active 125 DOM
36. 2026-06-27
    days on market $59,900 Active 124 DOM
37. 2026-06-26
    days on market $59,900 Active 123 DOM
38. 2026-06-22
    days on market $59,900 Active 119 DOM
39. 2026-06-21
    days on market $59,900 Active 118 DOM
40. 2026-06-21
    days on market $59,900 Active 117 DOM
41. 2026-06-18
    days on market $59,900 Active 115 DOM
42. 2026-06-17
    days on market $59,900 Active 114 DOM
43. 2026-06-16
    days on market $59,900 Active 113 DOM
44. 2026-06-15
    days on market $59,900 Active 112 DOM
45. 2026-06-13
    days on market $59,900 Active 110 DOM
46. 2026-06-12
    days on market $59,900 Active 109 DOM
47. 2026-06-09
    days on market $59,900 Active 106 DOM
48. 2026-06-08
    days on market $59,900 Active 105 DOM
49. 2026-06-08
    days on market $59,900 Active 104 DOM
50. 2026-06-07
    days on market $59,900 Active 103 DOM

ⓘ 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: $12,092
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,743
• Taxable income: $3,861
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $3,659/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 Est. rehab $4,480–$13,440 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Indian Lake Elementary School A- OH #391/1,584 Nat'l #3,487/41,679 Middle Indian Lake Middle School B+ OH #259/654 Nat'l #1,738/14,009 High Indian Lake High School B- OH #202/781 Nat'l #3,220/17,239

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

C Composite livability gradescore 63/100

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 · 44,240 people
• Population (ZIP): 4,012
• Household income: $60,159
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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