Is 11900 Duff Rd #7 in Lakeview, OH a good investment?

CashFlowRE grades it D- with a 2.3% cap rate and $-332/mo modeled cash flow at a $99,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 11900 Duff Rd #7?

The modeled cap rate is 2.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,087/month, from CashFlowRE's rent model.

🏷️ Likely Rental

D- Composite 38.87

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).

ARV discount +15.0/15.0
Schools +6.4/10.0
1% rule +5.9/10.0
Condition / age +4.0/5.0
Livability +3.2/5.0
Cash flow +2.8/30.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
DSCR +0.0/10.0
Manufactured-home adj. -3.4

$99,900

11900 Duff Rd #7 · Lakeview, OH 43331

2 bd · 2.0 ba · 952 sqft · Manufactured · 111 Days on market

Manufactured home Built 2023 Good condition $105/sqft · 32% below area Est $147k · 32% under $500/mo HOA · 46% of rent ↓ 20% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to 11900 Duff Rd, unit: #7, located in the desirable Lakeview Meadows Community! This beautifully upgraded 2023 home offers low-maintenance living with modern finishes and access to great community amenities. Step inside to find a spacious, open-concept layout featuring fresh interior paint (2026), updated flooring (2026), and a bright, inviting living area perfect for relaxing or entertaining. The kitchen is a standout with stylish cabinetry, ample counter space, and newer appliances including: refrigerator, stove, and microwave (2025). This home offers 2 bedrooms and 2 full baths, including a comfortable primary suite. Additional updates include a newer water heater (2026), washer and dryer (2025), and even an EV car charger (2024) for added convenience. Outside, enjoy a clean, well-kept lot with a storage shed included, providing extra space for tools, toys, or seasonal items. Located down from Indian Lake, in Lakeview, Ohio, this community offers fantastic amenities including: Private pool, Playground, Trash services, and snow removal. Lot rent: $500.50/month. Close to: Old Field Beach, parks, boat ramps, walking and biking trails, restaurants, nightlife, shopping, and open spaces. Whether you're looking for a full-time residence, weekend getaway, or low-maintenance lifestyle near the lake, this one checks all the boxes. Schedule your showing today and come experience easy living at Lakeview Meadows!

Key facts

Stylish cabinetry
Ample counter space
Community amenities

What this means for you Summary

Snapshot

This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $52k (48.1% below list).
Meets the 1% rule at list price ($1k rent vs $100k).
Recommended offer: $52k (48.1% below list) — sets the bar for cash-flow.
Cap rate 2.3% vs local median 4.6% in Lakeview — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

Location reads 63/100 on livability (#836 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
Zoned schools: Indian Lake Elementary School (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 510 students, 45% FRL); Indian Lake Middle School (math 56% / reading 65%, grade B+, #259 of 654 statewide, top 40%, 407 students, 42% FRL); Indian Lake High School (math 52% / reading 72%, grade B-, #202 of 781 statewide, top 29%, 492 students, 34% FRL) — zoned schools at 40% FRL track the district average.
Market conditions: 157 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 121 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Watch-outs: HOA is 46% of rent.

Recommended offer $51,878 (48.1% below list)

Questions for the listing agent

What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
It's been on market 111 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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?
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.
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.
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: 1.09% ✓
Cap rate: 2.31%
Cash-on-cash: -14.24%
DSCR: 0.37
GRM: 7.7

CMA / ARV

ARV (median comp): $146,917
List price: $99,900
Delta: -32.00%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11016 Oak Cir #9	0.29mi	2/2.0	936 (-2%)	1mo	$34,900	$37	83
10963 State St	0.40mi	2/1.0	1,060 (+11%)	1mo	$169,900	$160	57
11046 Ash St #1	0.34mi	2/1.5	720 (-24%)	0mo	$57,000	$79	57
9781 Maple St	0.42mi	2/1.0	880 (-8%)	9mo	$89,000	$101	56
234 E Harrison St Unit S8	1.18mi	2/1.0	968 (+2%)	3mo	$4,000	$4	55
11352 N Township Rd 88	1.31mi	2/1.0	928 (-2%)	2mo	$230,000	$248	55
11580 Leoline Dr	0.88mi	3/1.0 (+1)	936 (-2%)	6mo	$200,000	$214	48
11526 Horseshoe Channel Dr	0.96mi	2/1.0	892 (-6%)	4mo	$360,000	$404	47
420 S Oak St	1.36mi	3/1.0 (+1)	890 (-6%)	1mo	$239,000	$269	44
345 S Main St	1.09mi	2/1.0	1,047 (+10%)	4mo	$145,000	$138	41
245 Grove Ave	0.51mi	3/1.0 (+1)	1,182 (+24%)	7mo	$55,000	$47	36
12102 Shannon Dr #89	1.23mi	3/2.0 (+1)	1,100 (+16%)	8mo	$25,000	$23	28

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: -42.6%
Equity multiple: -0.32×
Total profit: $-37,001
Equity at exit: $14,895

10-year hold

IRR: -68.7%
Equity multiple: -1.08×
Total profit: $-58,122
Equity at exit: $8,638

Cash invested: $27,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 0 active · 2 under contract
Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 43331

Home prices YoY: -30.0%
Active inventory: 157
Price-to-rent: 7.7×

Monthly cashflow live

Estimated rent: $1,087 medium interval (Pro) →
Mortgage (P&I): −$524
Tax est. 1.5%: −$125 /mo · $1,498/yr
Insurance: −$42
HOA: −$500
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$228
Net cashflow: $-332

Break-even live

Break-even rent $1,507

Max offer price $51,878

Occupancy floor —

Sensitivity live

Price	-10% $-263	-5% $-297	+0% $-332	+5% $-366	+10% $-401
Rent	-10% $-418	-5% $-375	+0% $-332	+5% $-289	+10% $-246
Rate	-1.0pp $-282	-0.5pp $-306	base $-332	+0.5pp $-358	+1.0pp $-384

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: $24,975
Closing costs: $2,997
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Bass Ln Lakeview, OH	2.0	1.0	910	$1,350	$1.48	81d	1	0.63mi
305 Bass Ln Lakeview, OH	2.0	1.0	950	$1,350	$1.42	42d	1	0.63mi
8926 Franklin Ave Unit B Lakeview, OH	2.0	1.0	696	$1,605	$2.31	97d	1	1.49mi
8926 Franklin Ave Lakeview, OH	2.0	1.0	696	$1,605	$2.31	93d	1	1.49mi

Property features AI

Finance

HOA & community: Homeowners association with a monthly fee of $500.50HOA covers trash and snow removal

Exterior

Parking: On-street parking
Utilities: Public waterPublic sewer
Home design: Other residential without deeded landOne-level homeBuilt in 2023No shared/common walls
Construction: Other foundation
Exterior features: In-ground poolShed(s)

Interior

Bedrooms: 2 main-level bedrooms
Bathrooms: 2 full bathrooms
Heating & cooling: Central air conditioningForced air heating
Interior features: 952 square feet of living area

HOA detail $500/mo · $6,000/yr

Likely covers: watertrashsnow removalpool

Listing history 50 events

2026-09-16

days on market $99,900 Active 111 DOM
2026-09-14

days on market $99,900 Active 110 DOM
2026-09-13

days on market $99,900 Active 109 DOM
2026-09-12

days on market $99,900 Active 108 DOM
2026-09-11

days on market $99,900 Active 107 DOM
2026-09-05

days on market $99,900 Active 101 DOM
2026-09-04

days on market $99,900 Active 100 DOM
2026-09-03

days on market $99,900 Active 99 DOM
2026-09-02

days on market $99,900 Active 98 DOM
2026-08-30

days on market $99,900 Active 95 DOM
2026-08-29

days on market $99,900 Active 94 DOM
2026-08-28

days on market $99,900 Active 93 DOM
2026-08-27

days on market $99,900 Active 92 DOM
2026-08-25

days on market $99,900 Active 90 DOM
2026-08-24

days on market $99,900 Active 89 DOM
2026-08-23

days on market $99,900 Active 88 DOM
2026-08-22

days on market $99,900 Active 87 DOM
2026-08-21

days on market $99,900 Active 86 DOM
2026-08-20

days on market $99,900 Active 85 DOM
2026-08-19

days on market $99,900 Active 84 DOM
2026-08-18

days on market $99,900 Active 83 DOM
2026-08-17

days on market $99,900 Active 82 DOM
2026-08-16

days on market $99,900 Active 81 DOM
2026-08-15

days on market $99,900 Active 80 DOM
2026-08-13

days on market $99,900 Active 78 DOM
2026-08-12

days on market $99,900 Active 77 DOM
2026-08-11

days on market $99,900 Active 76 DOM
2026-08-10

days on market $99,900 Active 75 DOM
2026-08-09

days on market $99,900 Active 74 DOM
2026-08-08

days on market $99,900 Active 73 DOM
2026-08-07

days on market $99,900 Active 72 DOM
2026-08-06

days on market $99,900 Active 71 DOM
2026-08-05

days on market $99,900 Active 70 DOM
2026-08-04

days on market $99,900 Active 69 DOM
2026-08-03

days on market $99,900 Active 68 DOM
2026-07-31

days on market $99,900 Active 65 DOM
2026-07-30

days on market $99,900 Active 64 DOM
2026-07-29

days on market $99,900 Active 63 DOM
2026-07-27

days on market $99,900 Active 61 DOM
2026-07-25

days on market $99,900 Active 59 DOM
2026-07-24

days on market $99,900 Active 58 DOM
2026-07-23

days on market $99,900 Active 57 DOM
2026-07-22

days on market $99,900 Active 56 DOM
2026-07-21

days on market $99,900 Active 55 DOM
2026-07-20

days on market $99,900 Active 54 DOM
2026-07-18

days on market $99,900 Active 52 DOM
2026-07-16

days on market $99,900 Active 50 DOM
2026-07-15

days on market $99,900 Active 49 DOM
2026-07-14

days on market $99,900 Active 48 DOM
2026-07-13

days on market $99,900 Active 47 DOM

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
💨 Wind 2/10 Low
🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $13,041
− Mortgage interest: −$5,596
− Property taxes: −$1,498
− Insurance: −$500
− Repairs & maintenance: −$1,043
− Management: −$1,043
− HOA: −$6,000
− Depreciation: −$2,906
Taxable loss: −$5,546

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,331
After-tax cash flow: $-2,651/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,760–$14,280 screening

This 2023 manufactured home in Lakeview Meadows offers a good condition with modern updates and low-maintenance living. It is move-in ready with a fresh paint job and updated flooring.

Value-add opportunities

Both Painting exterior siding — Enhances curb appeal and value. ↑
Both Landscaping — Improves curb appeal and enhances property value. ↑
Both Replace ceiling fans with modern fixtures — Modernizes the space and adds value. ↑
Both Install smart home devices — Enhances convenience and adds value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Indian Lake Elementary School A- OH #391/1,584 Nat'l #3,487/41,679 Middle Indian Lake Middle School B+ OH #259/654 Nat'l #1,738/14,009 High Indian Lake High School B- OH #202/781 Nat'l #3,220/17,239

Schools (NCES district)

District: Indian Lake Local
NCES district ID: 3904808
Math proficiency: 59% ▼ -14.00%
Reading proficiency: 66% ▼ -4.00%
Median HH income: $44,496
Composite: 52.6/100
National rank: #1559
State rank: #261 of 656 in OH

C Composite livability gradescore 63/100

Livability — Lakeview

Score: 63/100
State rank: #836
US rank: #15632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Lakeview, OH
County: Logan · 44,240 people
Population (ZIP): 4,012
Household income: $60,159
Rent vs Own: 11.5% rent · 88.5% own
Severe rent burden: 16% of renters

Population outlook (Logan County) Hauer SSP2

Today (2025): 44,240 people
By 2030: 43,166 · -2.4%
By 2040: 40,495 · -8.5%
By 2050: 37,511 · -15.2%
By 2075: 30,453 · -31.2%
By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (94%)
Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
Foreign-born: 2% · Canada
Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Logan

2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -109.75%
Current HPI: 256.2406
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
#57 Progressive Mayfield Village $75.4B #72 Nationwide Columbus $58.6B #292 American Financial Group Cincinnati $11.3B
Industrial Machinery	3	$49B
#151 Eaton Dublin $24.3B #165 Parker Hannifin Cleveland $20.5B #481 Lincoln Electric Holdings Cleveland $4.0B
Financial Services	3	$24B
#314 Fifth Third Bancorp Cincinnati $8.7B #327 Huntington Bancshares Columbus $7.8B #319 KeyCorp Cleveland $7.8B
Consumer Goods	2	$93B
#51 Procter & Gamble Cincinnati $84.0B #446 Smucker Orrville $8.8B
Aerospace / Defense	2	$47B
#111 GE Aerospace Evendale $38.7B #367 TransDigm Group Cleveland $7.9B
Utilities	2	$33B
#201 American Electric Power Columbus $19.6B #234 First Energy Akron $13.0B

Price history

-20.0% since first listed

7 events — show timeline

2026-07-01 Price Changed $99,900 CBRMLS
2026-07-01 Price Changed $99,900 WRIST
2026-05-29 Price Changed $109,900 CBRMLS
2026-05-29 Price Changed $109,900 WRIST
2026-05-27 Listed $119,900 CBRMLS
2026-05-11 Price Changed $119,900 WRIST
2026-04-12 Listed $124,900 WRIST

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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