4100 Troy Rd #233 · Lawrenceville, OH 45502

$167,400

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 47 Days on market

Built 2026 Fair condition

---

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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * COMING SOON * * * This 3 bedroom, 2 bathroom homes includes brand new kitchen appliances, a front porch, and primary suite and so much more. Call the office to schedule your tour today!

Key facts

• Front porch
• Primary suite
• Built 2026

Tags

• BRAND NEW KITCHEN APPLIANCES
• FRONT PORCH
• PRIMARY SUITE

Property features AI

Finance

• Other: Active listing (modified May 2, 2026)
• Financial info: List price $167,400

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec inventory; Plan: Adventure 233 Springfield Meadows; Single-level information not provided
• Construction: Living area approximately 1,344
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $167k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (4.3% below list).
• Recommended offer: $160k (4.3% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $5k 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 47 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,199 (4.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.7

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-20,178
• Equity at exit: $24,960

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,557
• Equity at exit: $14,474

Cash invested: $46,872 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$878
• Tax est. 1.5%: −$209 /mo · $2,511/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $109

Break-even live

Break-even rent $1,464

Max offer price $167,400

Occupancy floor 88%

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: $41,850
• Closing costs: $5,022
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $167,400 Active 47 DOM
2. 2026-06-17
   days on market $167,400 Active 46 DOM
3. 2026-06-16
   days on market $167,400 Active 45 DOM
4. 2026-06-15
   days on market $167,400 Active 44 DOM
5. 2026-06-14
   days on market $167,400 Active 42 DOM
6. 2026-06-13
   days on market $167,400 Active 41 DOM
7. 2026-06-10
   days on market $167,400 Active 39 DOM
8. 2026-06-09
   days on market $167,400 Active 38 DOM
9. 2026-06-08
   days on market $167,400 Active 37 DOM
10. 2026-06-07
    days on market $167,400 Active 36 DOM
11. 2026-06-03
    days on market $167,400 Active 32 DOM
12. 2026-06-02
    days on market $167,400 Active 31 DOM
13. 2026-06-01
    days on market $167,400 Active 30 DOM
14. 2026-05-31
    days on market $167,400 Active 29 DOM

ⓘ 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: $19,224
• − Mortgage interest: −$9,377
• − Property taxes: −$2,511
• − Insurance: −$837
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$4,870
• Taxable loss: −$1,447
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,652/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in good condition with new appliances and a good exterior. Minor updates to flooring, painting, and landscaping would significantly enhance its resale and rental value.

Value-add opportunities

• Both New flooring — Enhances aesthetics and durability.
• Both Painting interior walls — Fresh paint improves curb appeal and interior ambiance.
• Both Landscaping and curb appeal — Enhances the home's exterior and makes it more inviting for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both New flooring — Enhances aesthetics and durability. ↑
• Both Painting interior walls — Fresh paint improves curb appeal and interior ambiance. ↑
• Both Landscaping and curb appeal — Enhances the home's exterior and makes it more inviting for potential buyers/tenants. ↑

ⓘ 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: 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