885 Warrior Dr · Vincent, OH 45784

$88,000

3 bd · 2.0 ba · 884 sqft · Other · 40 Days on market

Built 1996

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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 +27.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a beautiful starter home in a great school district, just down the street from Warren Local Schools. In 2015, this mobile home was gutted, and drywall, new flooring, and cherry trim was installed throughout. In 2017, a brand new metal roof, matching metal under pinning, new main plumbing lines in septic tank, fresh paint, new electric service, and 6 inch matching gutters were installed. In 2020, a large front porch with a roof was added, a shed was put on the property with electric, and the water heater was replaced. This is a 3 bedroom, 2 bath home. The second bath needs a little work to be finished. A brand new toilet was installed and functions. A new vanity and sink was bought b

Key facts

• New metal roof
• Fresh paint
• New flooring

Tags

• GUTTED MOBILE HOME
• NEW FLOORING
• CHERRY TRIM
• NEW METAL ROOF
• NEW MAIN PLUMBING LINES
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#456 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, health & safety D, amenities F.
• Warren Local (rural): math 57% / reading 67% proficiency, ranked #253 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Warren Elementary School (math 69% / reading 65%, grade B+, #456 of 1,584 statewide, top 31%, 781 students, 37% FRL); Warren Middle School (math 56% / reading 69%, grade B+, #238 of 654 statewide, top 37%, 651 students, 35% FRL); Warren High School (math 37% / reading 67%, grade D+, #343 of 781 statewide, top 47%, 577 students, 33% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; solid renter incomes; 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $9k of equity ($608 loan paydown + $9k appreciation (10.0% local appreciation)).
• Washington County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $88k implies a 309% gain — meaningful room to come down on a strong offer.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.65×
• Total profit: $65,200
• Equity at exit: $79,277

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $178,311
• Equity at exit: $170,965

Cash invested: $24,640 (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 45784

• Home prices YoY: 10.5%
• Active inventory: 17
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $272

Break-even live

Break-even rent $658

Max offer price $88,000

Occupancy floor 68%

Sensitivity live

Price	-10% $322	-5% $297	+0% $272	+5% $247	+10% $222
Rent	-10% $193	-5% $232	+0% $272	+5% $311	+10% $351
Rate	-1.0pp $316	-0.5pp $294	base $272	+0.5pp $249	+1.0pp $226

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $88,000 Active 40 DOM
2. 2026-06-19
   days on market $88,000 Active 38 DOM
3. 2026-06-18
   days on market $88,000 Active 37 DOM
4. 2026-06-17
   days on market $88,000 Active 36 DOM
5. 2026-06-16
   days on market $88,000 Active 35 DOM
6. 2026-06-15
   days on market $88,000 Active 34 DOM
7. 2026-06-14
   days on market $88,000 Active 32 DOM
8. 2026-06-12
   days on market $88,000 Active 31 DOM
9. 2026-06-09
   days on market $88,000 Active 28 DOM
10. 2026-06-08
    days on market $88,000 Active 27 DOM
11. 2026-06-07
    days on market $88,000 Active 26 DOM
12. 2026-06-07
    days on market $88,000 Active 25 DOM
13. 2026-06-02
    days on market $88,000 Active 21 DOM
14. 2026-06-01
    days on market $88,000 Active 20 DOM
15. 2026-05-31
    days on market $88,000 Active 19 DOM
16. 2026-05-30
    days on market $88,000 Active 18 DOM
17. 2026-05-12
    listed $88,000 Active 1030-char remark
18. 2011-08-31
    historical
19. 2011-05-21
    listed $25,000
20. 2003-03-14
    soldstatus $21,500
21. 1995-04-11
    soldstatus $19,500

ⓘ 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: $257 · $21/mo
• Projected year-2 tax: $815 · $68/mo
• Expected delta: +$558/yr (+$46/mo · 217.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,021
• − Mortgage interest: −$4,929
• − Property taxes: −$257
• − Insurance: −$440
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,560
• Taxable income: $1,911
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,803/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: Warren Local
• NCES district ID: 3910018
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $54,190
• Composite: 53.1/100
• National rank: #1515
• State rank: #253 of 656 in OH

Livability — Vincent

• Score: 70/100
• State rank: #456
• US rank: #7519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington · 57,253 people
• Population (ZIP): 3,089
• Household income: $80,096
• Rent vs Own: 10.0% rent · 90.0% own

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.20%
• Current HPI: 244.5918
• 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

+351.3% since first listed

5 events — show timeline

• 2026-05-12 Listed $88,000 FSBO.com
• 2011-08-31 Listing Removed — MLSNOW
• 2011-05-21 Listed $25,000 MLSNOW
• 2003-03-14 Sold (Public Records) $21,500 Public Records
• 1995-04-11 Sold (Public Records) $19,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $257 · +44.2% YoY. Source: county tax records.