696 Riviera Ct · Columbus, OH 43207

$70,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 25 Days on market

Built 1973 $49/sqft · 28% below area Est $98k · 28% under $565/mo HOA · 36% of rent

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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 +26.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful double-wide, mobile home in the 55+ community of Enchanted Acres. Massive covered front porch, carport and a huge shed to enjoy. Two bedrooms and two full bathrooms. All appliances are included. All applicants must have approved application

Key facts

• Covered front porch
• Huge shed
• Parking

Tags

• DOUBLE-WIDE MOBILE HOME
• COVERED FRONT PORCH
• HUGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.8% in Columbus — 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 81/100 on livability (#97 in OH, #1,491 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime F.
• Hamilton Local (suburban): math 43% / reading 56% proficiency, ranked #445 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 196 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $70k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
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: 2.22% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 3.8

CMA / ARV

• ARV (median comp): $97,544
• List price: $70,000
• Delta: -28.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-760
• Equity at exit: $10,437

10-year hold

• IRR: 7.8%
• Equity multiple: 1.57×
• Total profit: $11,083
• Equity at exit: $6,052

Cash invested: $19,600 (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 43207

• Rents YoY: 2.3%
• Active inventory: 196
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$565
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $177

Break-even live

Break-even rent $1,328

Max offer price $70,000

Occupancy floor 84%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Rathmell Rd Lockbourne, OH	2.0–3.0	2.0	1091	$1,295	$1.19	2d	8	0.75mi
3939 Rosland Dr Columbus, OH	2.0–3.0	1.0–1.5	910	$1,099	$1.21	3d	8	0.85mi
1259 Caravel Dr Columbus, OH	2.0	1.0	1000	$900	$0.90	17d	1	0.87mi
1091 Rendezvous Ln Columbus, OH	3.0	2.5	1452	$1,800	$1.24	44d	1	0.92mi
1106 Rendezvous Ln Columbus, OH	3.0	2.5	1750	$2,100	$1.20	8d	1	0.95mi
60 Obetz Rd Columbus, OH	1.0–2.0	1.0	826	$1,282	$1.55	3d	18	0.99mi
1365 Randan Dr Columbus, OH	3.0	2.5	1490	$2,325	$1.56	2d	1	1.13mi
4468 Harston Ave Columbus, OH	3.0	2.0	1207	$1,995	$1.65	2d	1	1.28mi
1260 Seward Dr Lockbourne, OH	1.0–2.0	1.0–2.0	945	$1,622	$1.72	2d	35	1.30mi
1074 Tobi Dr Columbus, OH	3.0	1.0	1066	$1,495	$1.40	44d	1	1.39mi

HOA detail

• Monthly dues: $565 · $6,780/yr

Listing history 9 events

1. 2026-05-15
   status Pending 250-char remark

   Show marketing remark (250 chars)

   Beautiful double-wide, mobile home in the 55+ community of Enchanted Acres. Massive covered front porch, carport and a huge shed to enjoy. Two bedrooms and two full bathrooms. All appliances are included. All applicants must have approved application

2. 2026-05-03
   price $70,000 250-char remark

   Show marketing remark (250 chars)

   Beautiful double-wide, mobile home in the 55+ community of Enchanted Acres. Massive covered front porch, carport and a huge shed to enjoy. Two bedrooms and two full bathrooms. All appliances are included. All applicants must have approved application

3. 2026-04-20
   listed $80,000 Active 250-char remark

   Show marketing remark (250 chars)

   Beautiful double-wide, mobile home in the 55+ community of Enchanted Acres. Massive covered front porch, carport and a huge shed to enjoy. Two bedrooms and two full bathrooms. All appliances are included. All applicants must have approved application

4. 2019-09-18
   soldstatus $34,000 Closed 413-char remark

   Show marketing remark (413 chars)

   Beautiful open floor plan. Plenty of room and lots of sunlight. Highly desirable 55+ community of Enchanted Acres. Double -Wide includes Carport and a huge shed. New stainless steel Refrigerator. Lot's of extras including Washer and Dryer. Roof new in 2017. Smart lock on front door. $420 a month covers Water, Usage of clubhouse, sewer, security and snow removal for common areas. Come see this great deal today!

5. 2019-09-10
   status Pending 413-char remark

   Show marketing remark (413 chars)

   Beautiful open floor plan. Plenty of room and lots of sunlight. Highly desirable 55+ community of Enchanted Acres. Double -Wide includes Carport and a huge shed. New stainless steel Refrigerator. Lot's of extras including Washer and Dryer. Roof new in 2017. Smart lock on front door. $420 a month covers Water, Usage of clubhouse, sewer, security and snow removal for common areas. Come see this great deal today!

6. 2019-08-29
   price $45,000 413-char remark

   Show marketing remark (413 chars)

   Beautiful open floor plan. Plenty of room and lots of sunlight. Highly desirable 55+ community of Enchanted Acres. Double -Wide includes Carport and a huge shed. New stainless steel Refrigerator. Lot's of extras including Washer and Dryer. Roof new in 2017. Smart lock on front door. $420 a month covers Water, Usage of clubhouse, sewer, security and snow removal for common areas. Come see this great deal today!

7. 2019-07-31
   price $50,000 413-char remark

   Show marketing remark (413 chars)

   Beautiful open floor plan. Plenty of room and lots of sunlight. Highly desirable 55+ community of Enchanted Acres. Double -Wide includes Carport and a huge shed. New stainless steel Refrigerator. Lot's of extras including Washer and Dryer. Roof new in 2017. Smart lock on front door. $420 a month covers Water, Usage of clubhouse, sewer, security and snow removal for common areas. Come see this great deal today!

8. 2019-05-05
   price $60,000 413-char remark

   Show marketing remark (413 chars)

   Beautiful open floor plan. Plenty of room and lots of sunlight. Highly desirable 55+ community of Enchanted Acres. Double -Wide includes Carport and a huge shed. New stainless steel Refrigerator. Lot's of extras including Washer and Dryer. Roof new in 2017. Smart lock on front door. $420 a month covers Water, Usage of clubhouse, sewer, security and snow removal for common areas. Come see this great deal today!

9. 2019-03-25
   listed $70,000 Active 413-char remark

   Show marketing remark (413 chars)

   Beautiful open floor plan. Plenty of room and lots of sunlight. Highly desirable 55+ community of Enchanted Acres. Double -Wide includes Carport and a huge shed. New stainless steel Refrigerator. Lot's of extras including Washer and Dryer. Roof new in 2017. Smart lock on front door. $420 a month covers Water, Usage of clubhouse, sewer, security and snow removal for common areas. Come see this great deal today!

ⓘ 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: $18,617
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$6,780
• − Depreciation: −$2,036
• Taxable income: $1,501
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $1,762/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: Hamilton Local
• NCES district ID: 3904695
• Math proficiency: 43% ▼ -26.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $48,148
• Composite: 42.14/100
• National rank: #3308
• State rank: #445 of 656 in OH

Livability — Columbus

• Score: 81/100
• State rank: #97
• US rank: #1491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 1,351,780 people
• City population: 612,189
• Metro: Columbus, OH
• Population (ZIP): 47,272
• Household income: $63,310
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1679.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -244.33%
• Current HPI: 268.3028
• Rent YoY: ▲ 2.32%
• Metro: Columbus, 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

+0.0% since first listed

9 events — show timeline

• 2026-05-15 Pending — CBRMLS
• 2026-05-03 Price Changed $70,000 CBRMLS
• 2026-04-20 Listed $80,000 CBRMLS
• 2019-09-18 Sold (MLS) $34,000 CBRMLS
• 2019-09-10 Pending — CBRMLS
• 2019-08-29 Price Changed $45,000 CBRMLS
• 2019-07-31 Price Changed $50,000 CBRMLS
• 2019-05-05 Price Changed $60,000 CBRMLS
• 2019-03-25 Listed $70,000 CBRMLS