2665 Eagle Point Dr · Madison, OH 44057

$129,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 156 Days on market

Built 2026

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New construction single-wide manufactured home offering 3 bedrooms and 2 full bathrooms. 1140 sqft. Open-concept layout enhanced by added windows for abundant natural light. The spacious primary suite features carpet, ceiling fan, walk-in closet, and a private bath with walk-in shower and extra window. Bedrooms #2 and #3 are carpeted as well. LVT flooring in Kitchen, Dining Area, both bathrooms, hallway and laundry area. Functional hallway desk area is ideal for home office or study space. Kitchen includes stainless steel appliances—gas range, refrigerator, microwave, and dishwasher. Home comes complete with drape package and 2” mini blinds throughout. Forced air furnace and cen

Key facts

• Walk-in closet
• Private bath
• Walk-in shower

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATH
• WALK-IN SHOWER
• LVT FLOORING

Property features AI

Finance

• Financial info: Land lease amount: $374
• HOA & community: Property has a land lease

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction (to be built) by Colony Home Builders; Builder-reported above-grade finished area
• Construction: Vinyl siding; Asphalt/fiberglass roof; Block and pillar/post/pier foundation; Built by Colony Home Builders
• Exterior features: No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms; Bedrooms have carpet and window treatments
• Flooring: Carpet in bedrooms; Laminate counters noted (other flooring not specified)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Open floorplan; Recessed lighting; Laminate counters; Blinds and window coverings
• Laundry & utility: Main-level laundry in-unit (laundry closet)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.5% in Madison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#250 in OH, #3,982 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• Madison Local (suburban): math 58% / reading 59% proficiency, ranked #308 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 448 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.4

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $6,411
• Equity at exit: $19,369

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $41,014
• Equity at exit: $11,231

Cash invested: $36,372 (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 44057

• Active inventory: 96
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $431

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 69%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1942 Clyde Rd Madison, OH	2.0	1.0	720	$1,250	$1.74	43d	1	1.42mi
6724 Georgetown Ln Madison, OH	2.0–3.0	2.0	1260	$1,995	$1.58	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 156 DOM
2. 2026-06-17
   days on market $129,900 Active 155 DOM
3. 2026-06-16
   days on market $129,900 Active 154 DOM
4. 2026-06-15
   days on market $129,900 Active 153 DOM
5. 2026-06-13
   days on market $129,900 Active 151 DOM
6. 2026-06-12
   days on market $129,900 Active 150 DOM
7. 2026-06-09
   days on market $129,900 Active 147 DOM
8. 2026-06-08
   days on market $129,900 Active 146 DOM
9. 2026-06-08
   days on market $129,900 Active 145 DOM
10. 2026-06-07
    days on market $129,900 Active 144 DOM
11. 2026-06-04
    days on market $129,900 Active 141 DOM
12. 2026-06-02
    days on market $129,900 Active 140 DOM
13. 2026-06-01
    days on market $129,900 Active 139 DOM
14. 2026-05-31
    days on market $129,900 Active 138 DOM
15. 2026-01-14
    listed $129,900 Active

ⓘ 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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,179
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$3,779
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $4,378/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: Madison Local
• NCES district ID: 3904788
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $51,608
• Composite: 49.99/100
• National rank: #1924
• State rank: #308 of 656 in OH

Livability — Madison

• Score: 75/100
• State rank: #250
• US rank: #3982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake · 224,932 people
• City population: 19,491
• Metro: Cleveland, OH
• Population (ZIP): 19,491
• Household income: $70,212
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 8.5

Population outlook (Lake County) Hauer SSP2

• Today (2025): 230,022 people
• By 2030: 228,151 · -0.8%
• By 2040: 221,018 · -3.9%
• By 2050: 212,754 · -7.5%
• By 2075: 200,309 · -12.9%
• By 2100: 183,315 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lake

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -15.2pp toward R · 2008: 0.8pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+13.6 2016: R+15.6 2012: R+1.7 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.42%
• Current HPI: 187.8978
• 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

1 event — show timeline

• 2026-01-14 Listed $129,900 MLSNOW