4100 Troy Rd Lot 24 · Lawrenceville, OH 45502

$89,900

3 bd · 2.0 ba · 1,178 sqft · Manufactured · 96 Days on market

Built 2018 Est $62k · 44% over $528/mo HOA · 34% of rent ↓ 10% since listing

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Why this score? — see what drove the D+ 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 +17.9/30.0
• 1% rule +10.0/10.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

Key facts

• Open layout
• Updated flooring
• Large walk-in closet

Tags

• EYE-CATCHING CABINETRY
• GRANITE STYLE COUNTERTOPS
• OPEN LAYOUT
• SPACIOUS LIVING ROOM
• UPDATED FLOORING
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: Offered for sale
• HOA & community: Homeowners association with a monthly fee of $528

Exterior

• Parking: No garage
• Utilities: Natural gas heating; Electric service (implied); Public water and sewer (not explicitly listed)
• Home design: Single-story home
• Construction: Vinyl siding
• Exterior features: Lot classified as Mobile

Interior

• Kitchen: Main-level kitchen, approximately 13 x 10
• Bedrooms: Main-level bedroom, approximately 14 x 15; Main-level bedroom, approximately 14 x 12; Main-level bedroom, approximately 10 x 11
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Basement: Other; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $76 ($910/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.72% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $62,434
• 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	0.00mi	3/2.0	1,100 (-7%)	5mo	$58,000	$53	85

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-9,391
• Equity at exit: $13,404

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-547
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$528
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $76

Break-even live

Break-even rent $1,455

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $528 · $6,336/yr

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 96 DOM
2. 2026-06-17
   days on market $89,900 Active 95 DOM
3. 2026-06-16
   days on market $89,900 Active 94 DOM
4. 2026-06-15
   days on market $89,900 Active 93 DOM
5. 2026-06-14
   days on market $89,900 Active 91 DOM
6. 2026-06-13
   days on market $89,900 Active 90 DOM
7. 2026-06-10
   days on market $89,900 Active 88 DOM
8. 2026-06-09
   days on market $89,900 Active 87 DOM
9. 2026-06-08
   days on market $89,900 Active 86 DOM
10. 2026-06-07
    pricedays on market $89,900 Active 85 DOM
11. 2026-06-03
    days on market $98,900 Active 81 DOM
12. 2026-06-02
    days on market $98,900 Active 80 DOM
13. 2026-06-01
    days on market $98,900 Active 79 DOM
14. 2026-05-31
    days on market $98,900 Active 78 DOM
15. 2026-05-05
    price $98,900

    Show marketing remark (915 chars)

    Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

16. 2026-05-05
    price $98,900 915-char remark

    Show marketing remark (915 chars)

    Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

17. 2026-03-28
    price $104,000 915-char remark

    Show marketing remark (915 chars)

    Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

18. 2026-03-28
    price $104,000

    Show marketing remark (915 chars)

    Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

19. 2026-03-14
    listed $109,900 Active

    Show marketing remark (915 chars)

    Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

20. 2026-03-14
    listed $109,900 Active 915-char remark

    Show marketing remark (915 chars)

    Wait until you see the kitchen! This bright and stylish 3-bedroom, 2-bath home features eye-catching cabinetry, granite style countertops, and an open layout that makes everyday living feel effortless. The spacious living room flows seamlessly into the kitchen and dining area, creating a functional floor plan perfect for everyday living and entertaining. Updated flooring runs throughout, adding a modern touch while keeping the home warm and welcoming. The primary suite offers a private retreat with a large walk-in closet and an en-suite bath complete with a relaxing corner soaking tub. Two additional bedrooms provide flexible space for family, guests, or a home office. With neutral finishes and a move-in ready feel, this home is perfect for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price. Schedule your showing today and come see all this home has to offer.

ⓘ 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: $18,609
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$6,336
• − Depreciation: −$2,615
• Taxable loss: −$154
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $947/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: 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

Price history

-10.0% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $98,900 Dayton MLS
• 2026-05-05 Price Changed $98,900 WRIST
• 2026-03-28 Price Changed $104,000 WRIST
• 2026-03-28 Price Changed $104,000 Dayton MLS
• 2026-03-14 Listed $109,900 WRIST
• 2026-03-14 Listed $109,900 Dayton MLS