Adventure 236 Springfield Meadows Plan · Lawrenceville, OH 45502

$122,400

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 47 Days on market

Fair condition

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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 +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * COMING SOON * * * This 3 bedroom, 2 bathroom homes includes brand new kitchen appliances, a front porch, and primary suite and so much more. Call the office to schedule your tour today!

Key facts

• Front porch
• Primary suite
• Listed 47 days

Tags

• BRAND NEW KITCHEN APPLIANCES
• FRONT PORCH
• PRIMARY SUITE

Property features AI

Finance

• Other: Address listed as Adventure 236 Springfield Meadows Plan, Springfield, OH 45502
• Financial info: List price $122,400

Exterior

• Utilities: Natural gas available; Central air conditioning
• Home design: Plan: Adventure 236 Springfield Meadows; New construction plan
• Construction: Living area approximately 1,216 (listed)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Active listing status

🏗️ New construction. The $122,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $64,448.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwestern Local (rural): math 55% / reading 63% proficiency, ranked #295 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; solid renter incomes; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clark County population projected at -16% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,728 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.43% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.66%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $64,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4100 Troy Rd #96	0.07mi	3/2.0	1,100 (-10%)	5mo	$58,000	$53	77

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: 50.7%
• Equity multiple: 3.22×
• Total profit: $40,014
• Equity at exit: $9,609

10-year hold

• IRR: 56.1%
• Equity multiple: 6.53×
• Total profit: $99,880
• Equity at exit: $5,572

Cash invested: $18,045 (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 45502

• Active inventory: 78
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $967/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $792

Break-even live

Break-even rent $564

Max offer price $64,448

Occupancy floor 44%

Sensitivity live

Price	-10% $836	-5% $814	+0% $792	+5% $770	+10% $747
Rent	-10% $668	-5% $730	+0% $792	+5% $854	+10% $916
Rate	-1.0pp $824	-0.5pp $808	base $792	+0.5pp $775	+1.0pp $758

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: $16,112
• Closing costs: $1,933
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $122,400 Active 47 DOM
2. 2026-06-17
   days on market $122,400 Active 46 DOM
3. 2026-06-16
   days on market $122,400 Active 45 DOM
4. 2026-06-15
   days on market $122,400 Active 44 DOM
5. 2026-06-14
   days on market $122,400 Active 42 DOM
6. 2026-06-13
   days on market $122,400 Active 41 DOM
7. 2026-06-10
   days on market $122,400 Active 39 DOM
8. 2026-06-09
   days on market $122,400 Active 38 DOM
9. 2026-06-08
   days on market $122,400 Active 37 DOM
10. 2026-06-07
    days on market $122,400 Active 36 DOM
11. 2026-06-03
    days on market $122,400 Active 32 DOM
12. 2026-06-02
    days on market $122,400 Active 31 DOM
13. 2026-06-01
    days on market $122,400 Active 30 DOM
14. 2026-05-31
    days on market $122,400 Active 29 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,793
• − Mortgage interest: −$3,610
• − Property taxes: −$967
• − Insurance: −$322
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$1,875
• Taxable income: $9,013
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $7,339/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 · 2 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some cosmetic repairs and maintenance needed. Painting the exterior and repairing the roof can significantly increase its value.

Repairs flagged

• Major roof — Signs of wear and tear are visible on the roof.
• Minor exterior siding — The exterior siding appears to be in good condition, but minor repairs may be needed.

Value-add opportunities

• Both paint exterior — Painting the exterior can improve the curb appeal and overall appearance of the home, which can increase its value.
• Both repair roof — Repairing the roof can prevent further damage and improve the home's structural integrity, which can increase its value.
• Both landscape — Improving the landscaping can enhance the curb appeal and overall aesthetic of the home, which can increase its value.
• Both update interior walls/paint — Updating the interior walls and paint can improve the home's overall appearance and increase its value, both for resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and tear are visible on the roof.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in good condition, but minor repairs may be needed.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Painting the exterior can improve the curb appeal and overall appearance of the home, which can increase its value. ↑
• Both repair roof — Repairing the roof can prevent further damage and improve the home's structural integrity, which can increase its value. ↑
• Both landscape — Improving the landscaping can enhance the curb appeal and overall aesthetic of the home, which can increase its value. ↑
• Both update interior walls/paint — Updating the interior walls and paint can improve the home's overall appearance and increase its value, both for resale and rental purposes. ↑

ⓘ 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: Northwestern Local
• NCES district ID: 3904626
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $54,366
• Composite: 50.64/100
• National rank: #1836
• State rank: #295 of 656 in OH

Livability — Lawrenceville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lawrenceville, OH
• County: Clark · 134,280 people
• Metro: Springfield, OH
• Population (ZIP): 17,076
• Household income: $87,378
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 15.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Serbian 3% Italian 3% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.86%
• Current HPI: 252.1607
• 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