Redman Advantage 1680 Plan · Delaware, OH 43015

$59,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 110 Days on market

Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained manufactured home offering comfort, efficiency, and easy living in a professionally managed community. This 2-bedroom, 1-bath home features 768 square feet of thoughtfully designed space, making it ideal for first-time buyers, downsizers, or anyone seeking affordable homeownership without sacrificing quality. The open living area provides a warm and inviting atmosphere, while the efficient layout maximizes every square foot. Built by Champion and designed for durability and modern living, this manufactured home combines dependable construction with practical style. Its manageable footprint means lower utility costs, easier maintenance, and more time to enjoy what matters most. Located within a welcoming manufactured home community, residents enjoy a peaceful neighborhood setting with convenient access to local shopping, dining, and recreation. Community living offers the perfect balance of privacy and connection. If you are looking for an affordable path to homeownership in a well-maintained community, this manufactured home is ready to meet you. Schedule your tour today and discover how comfortable community living can be.

Key facts

• Open living area
• Efficient layout
• Listed 109 days

Tags

• OPEN LIVING AREA
• EFFICIENT LAYOUT
• DEPENDABLE CONSTRUCTION
• PEACEFUL NEIGHBORHOOD SETTING

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 2.6% in Delaware — 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 80/100 on livability (#116 in OH, #1,717 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, schools A; Watch: amenities C-, commute F.
• Delaware City (suburban): math 47% / reading 63% proficiency, ranked #355 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 503 active listings in the ZIP; solid renter incomes; 2,233 units permitted in Delaware County in 2024 (304 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Delaware County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 A-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: 3.05% ✓
• Cap rate: 26.91%
• Cash-on-cash: 73.63%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 71.6%
• Equity multiple: 4.16×
• Total profit: $53,008
• Equity at exit: $8,931

10-year hold

• IRR: 75.1%
• Equity multiple: 8.11×
• Total profit: $119,307
• Equity at exit: $5,179

Cash invested: $16,772 (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 43015

• Rents YoY: 1.4%
• Active inventory: 503
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $1,029

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,071	-5% $1,050	+0% $1,029	+5% $1,008	+10% $988
Rent	-10% $885	-5% $957	+0% $1,029	+5% $1,101	+10% $1,173
Rate	-1.0pp $1,059	-0.5pp $1,044	base $1,029	+0.5pp $1,014	+1.0pp $998

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $59,900 Active 110 DOM
2. 2026-06-18
   days on market $59,900 Active 107 DOM
3. 2026-06-17
   days on market $59,900 Active 106 DOM
4. 2026-06-16
   days on market $59,900 Active 105 DOM
5. 2026-06-15
   days on market $59,900 Active 104 DOM
6. 2026-06-13
   days on market $59,900 Active 102 DOM
7. 2026-06-09
   days on market $59,900 Active 98 DOM
8. 2026-06-08
   days on market $59,900 Active 97 DOM
9. 2026-06-07
   days on market $59,900 Active 96 DOM
10. 2026-06-03
    days on market $59,900 Active 92 DOM
11. 2026-06-02
    days on market $59,900 Active 91 DOM
12. 2026-06-01
    days on market $59,900 Active 90 DOM
13. 2026-05-31
    days on market $59,900 Active 89 DOM
14. 2026-03-03
    listed $59,900 Active 1185-char remark

    Show marketing remark (1185 chars)

    Welcome home to this beautifully maintained manufactured home offering comfort, efficiency, and easy living in a professionally managed community. This 2-bedroom, 1-bath home features 768 square feet of thoughtfully designed space, making it ideal for first-time buyers, downsizers, or anyone seeking affordable homeownership without sacrificing quality. The open living area provides a warm and inviting atmosphere, while the efficient layout maximizes every square foot. Built by Champion and designed for durability and modern living, this manufactured home combines dependable construction with practical style. Its manageable footprint means lower utility costs, easier maintenance, and more time to enjoy what matters most. Located within a welcoming manufactured home community, residents enjoy a peaceful neighborhood setting with convenient access to local shopping, dining, and recreation. Community living offers the perfect balance of privacy and connection. If you are looking for an affordable path to homeownership in a well-maintained community, this manufactured home is ready to meet you. Schedule your tour today and discover how comfortable community living can be.

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,920
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$1,743
• Taxable income: $12,117
• Est. tax owed @ 24.0%: −$2,908
• After-tax cash flow: $9,442/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

This well-maintained manufactured home is in good condition with a good condition score of 80. It is move-in ready and would benefit from some cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping and snow removal — A well-maintained exterior can attract more buyers and renters
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping and snow removal — A well-maintained exterior can attract more buyers and renters ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Delaware City
• NCES district ID: 3904387
• Math proficiency: 47% ▼ -24.00%
• Reading proficiency: 63% ▼ -7.00%
• Median HH income: $55,434
• Composite: 47.39/100
• National rank: #2288
• State rank: #355 of 656 in OH

Livability — Delaware

• Score: 80/100
• State rank: #116
• US rank: #1717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 203,207 people
• City population: 61,401
• Metro: Columbus, OH
• Population (ZIP): 61,401
• Household income: $105,322
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 965.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 230,854 people
• By 2030: 249,294 · +8.0%
• By 2040: 284,223 · +23.1%
• By 2050: 315,314 · +36.6%
• By 2075: 379,462 · +64.4%
• By 2100: 403,158 · +74.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Delaware

• 2024 margin: Lean R (+6.6) · D 46.2% · R 52.8%
• 2008→2024 swing: +13.0pp toward D · 2008: -19.6pp · 2024: -6.6pp
• All cycles: 2024: R+6.6 2020: R+6.8 2016: R+16.1 2012: R+23.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -398.47%
• Current HPI: 233.0634
• Rent YoY: ▲ 1.42%
• 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

1 event — show timeline

• 2026-03-03 Listed $59,900 Zillow