2022 Victory Rd #61 · Marion, OH 43302

$107,876

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 86 Days on market

Built 2026

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful living in a quaint community. Visit River Valley Estates and find your dream home! Our homes come in several styles, including 1-3 bedroom and 2 bathroom brand new model homes. All of our available homes are equipped with features and fixtures that you can design to your liking. With beautiful cabinets and countertops, floor plan, primary suite, and more, for a home that is uniquely yours. River Valley Estates is located in Marion, Ohio, making Columbus only an hour away, giving you access to shopping, entertainment, and more. At our land-lease community, we're able to offer you an affordable home without compromising on quality, space, and amenities. In addition to our homes, the community has several amenities to make your life simpler and comfortable, like off-street parking, bus shelters for the children, a pool, a playground, and more. On-site management and maintenance services are available 24/7 to all residents. Set up an appointment to view our available home models today, and learn how you can custom-design your dream home at River Valley Estates. River Valley Estates are located in the River Valley School District.

Key facts

• Beautiful cabinets
• Primary suite
• Pool

Tags

• BRAND NEW MODEL HOMES
• BEAUTIFUL CABINETS
• BEAUTIFUL COUNTERTOPS
• PRIMARY SUITE
• OFF-STREET PARKING
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (0.4% below list).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#704 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• River Valley Local (rural): math 60% / reading 62% proficiency, ranked #264 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Heritage Elementary School (math 64% / reading 70%, grade B+, #456 of 1,584 statewide, top 31%, 495 students, 28% FRL); River Valley Middle School (math 58% / reading 58%, grade B, #297 of 654 statewide, top 46%, 453 students, 40% FRL); River Valley High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 517 students, 32% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 208 active listings in the ZIP; 53 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $746 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,403 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.4

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-10,873
• Equity at exit: $16,085

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-916
• Equity at exit: $9,327

Cash invested: $30,205 (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 43302

• Home prices YoY: -33.9%
• Active inventory: 208
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,618/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $103

Break-even live

Break-even rent $944

Max offer price $107,876

Occupancy floor 85%

Sensitivity live

Price	-10% $178	-5% $141	+0% $103	+5% $66	+10% $29
Rent	-10% $19	-5% $61	+0% $103	+5% $146	+10% $188
Rate	-1.0pp $158	-0.5pp $131	base $103	+0.5pp $76	+1.0pp $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: $26,969
• Closing costs: $3,236
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $107,876 Active 86 DOM
2. 2026-06-18
   days on market $107,876 Active 85 DOM
3. 2026-06-17
   days on market $107,876 Active 84 DOM
4. 2026-06-16
   days on market $107,876 Active 83 DOM
5. 2026-06-15
   days on market $107,876 Active 82 DOM
6. 2026-06-14
   days on market $107,876 Active 80 DOM
7. 2026-06-12
   days on market $107,876 Active 79 DOM
8. 2026-06-09
   days on market $107,876 Active 76 DOM
9. 2026-06-08
   days on market $107,876 Active 75 DOM
10. 2026-06-07
    days on market $107,876 Active 74 DOM
11. 2026-06-03
    days on market $107,876 Active 70 DOM
12. 2026-06-02
    days on market $107,876 Active 69 DOM
13. 2026-06-01
    days on market $107,876 Active 68 DOM
14. 2026-05-31
    days on market $107,876 Active 67 DOM
15. 2026-05-30
    days on market $107,876 Active 66 DOM
16. 2026-03-25
    listed $107,876 Active 1161-char remark

    Show marketing remark (1161 chars)

    Discover peaceful living in a quaint community. Visit River Valley Estates and find your dream home! Our homes come in several styles, including 1-3 bedroom and 2 bathroom brand new model homes. All of our available homes are equipped with features and fixtures that you can design to your liking. With beautiful cabinets and countertops, floor plan, primary suite, and more, for a home that is uniquely yours. River Valley Estates is located in Marion, Ohio, making Columbus only an hour away, giving you access to shopping, entertainment, and more. At our land-lease community, we're able to offer you an affordable home without compromising on quality, space, and amenities. In addition to our homes, the community has several amenities to make your life simpler and comfortable, like off-street parking, bus shelters for the children, a pool, a playground, and more. On-site management and maintenance services are available 24/7 to all residents. Set up an appointment to view our available home models today, and learn how you can custom-design your dream home at River Valley Estates. River Valley Estates are located in the River Valley School District.

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,896
• − Mortgage interest: −$6,043
• − Property taxes: −$1,618
• − Insurance: −$539
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,138
• Taxable loss: −$506
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,363/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: River Valley Local
• NCES district ID: 3904844
• Math proficiency: 60% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $55,645
• Composite: 52.44/100
• National rank: #1574
• State rank: #264 of 656 in OH

Livability — Marion

• Score: 65/100
• State rank: #704
• US rank: #12605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 53,702 people
• City population: 53,702
• Metro: Marion, OH
• Population (ZIP): 53,702
• Household income: $55,057
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1554.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 62,078 people
• By 2030: 60,049 · -3.3%
• By 2040: 55,413 · -10.7%
• By 2050: 50,604 · -18.5%
• By 2075: 40,162 · -35.3%
• By 2100: 29,105 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.4) · D 28.9% · R 70.3%
• 2008→2024 swing: -32.5pp toward R · 2008: -8.9pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+38.6 2016: R+34.4 2012: R+7.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.52%
• Current HPI: 223.5344
• Rent YoY: —
• Metro: Marion, OH
• 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

• 2026-03-25 Listed $107,876 Zillow

Property tax history

-4.1%/yr

Latest (2025): $144 · +0.0% YoY. Source: county tax records.