46357 Township Road 1208 · Coshocton, OH 43812

$50,000

3 bd · 2.0 ba · 980 sqft · SingleFamily · 26 Days on market

Built 1982 Fair condition 0.38 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
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

ONLINE AUCTION, the RESERVE (Minimum Bid) is $50,000. The auction ends at 7:00 PM, Monday, June 22nd, 2026. BUYERS MUST SIGN ACKNOWLEDGEMENT OF TERMS to bid. Agents, please see 'A2A'. This 3-bedroom, 2-bath mobile home sits on approximately 0.38± acres. Built in 1982, the home offers approximately 980 square feet of living space. The property includes a two-car detached garage and is serviced by well and septic.

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: Property listed with auction and standard sale conditions

Exterior

• Parking: Detached 2-car garage
• Utilities: Private water; Private sewer
• Home design: Single-family residence; One story; Built in 1982; No shared/common walls
• Exterior features: Slab foundation; Lot about 0.38 acre

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Living area approximately 980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.8% in Coshocton — 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 69/100 on livability (#526 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities F, commute F.
• River View Local (rural): math 52% / reading 56% proficiency, ranked #389 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 116 active listings in the ZIP; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coshocton County population projected at -18% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.46%
• DSCR: 3.07
• GRM: 3.7

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: 43.7%
• Equity multiple: 2.89×
• Total profit: $26,435
• Equity at exit: $7,455

10-year hold

• IRR: 49.7%
• Equity multiple: 5.82×
• Total profit: $67,538
• Equity at exit: $4,323

Cash invested: $14,000 (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 43812

• Active inventory: 116
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $542

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 26 DOM
2. 2026-06-17
   days on market $50,000 Active 25 DOM
3. 2026-06-16
   days on market $50,000 Active 24 DOM
4. 2026-06-15
   days on market $50,000 Active 23 DOM
5. 2026-06-13
   days on market $50,000 Active 21 DOM
6. 2026-06-13
   days on market $50,000 Active 20 DOM
7. 2026-06-09
   days on market $50,000 Active 17 DOM
8. 2026-06-08
   days on market $50,000 Active 16 DOM
9. 2026-06-07
   days on market $50,000 Active 15 DOM
10. 2026-06-05
    days on market $50,000 Active 12 DOM
11. 2026-06-03
    days on market $50,000 Active 11 DOM
12. 2026-06-02
    days on market $50,000 Active 10 DOM
13. 2026-06-01
    days on market $50,000 Active 9 DOM
14. 2026-05-31
    days on market $50,000 Active 8 DOM
15. 2026-05-23
    listed $50,000 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 (shaded) · 0% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,482
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$1,455
• Taxable income: $6,069
• Est. tax owed @ 24.0%: −$1,457
• After-tax cash flow: $5,047/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Fresh paint, new flooring, and landscaping improvements would significantly enhance its appeal.

Repairs flagged

• Moderate Roof — Shingles appear aged
• Moderate Exterior Siding — Siding shows weathering
• Moderate Flooring — Carpeted floors show significant wear
• Moderate Interior Walls — Paint appears chipped in some areas
• Moderate Kitchen Cabinets — Cabinets and countertops show wear
• Moderate Landscaping — Landscaping is maintained but not lush

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal
• Resale Floor refinishing — New flooring improves aesthetics and functionality
• Both Landscaping improvements — Lush landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Shingles appear aged	Moderate	$3,000–15,000
Exterior Siding · Siding shows weathering	Moderate	$3,000–15,000
Flooring · Carpeted floors show significant wear	Moderate	$3,000–15,000
Interior Walls · Paint appears chipped in some areas	Moderate	$3,000–15,000
Kitchen Cabinets · Cabinets and countertops show wear	Moderate	$3,000–15,000
Landscaping · Landscaping is maintained but not lush	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal ↑
• Resale Floor refinishing — New flooring improves aesthetics and functionality ↑
• Both Landscaping improvements — Lush landscaping enhances curb appeal and property value ↑

ⓘ 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: River View Local
• NCES district ID: 3904648
• Math proficiency: 52% ▼ -17.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,488
• Composite: 45.66/100
• National rank: #2581
• State rank: #389 of 656 in OH

Livability — Coshocton

• Score: 69/100
• State rank: #526
• US rank: #8938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coshocton · 37,075 people
• Population (ZIP): 18,716
• Household income: $51,930
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 7.2

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.33%
• Current HPI: 216.5142
• 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

1 event — show timeline

• 2026-05-23 Listed $50,000 CBRMLS