303 Magnolia Dr · Marysville, OH 43040

$120,500

2 bd · 2.0 ba · 1,088 sqft · Manufactured · 132 Days on market

Built 2026

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Why this score? — see what drove the C 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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the joys of owning or renting your dream home at UMH Properties, Inc. 's Marysville Estates manufactured home community in Marysville, OH. Marysville Estates is close to downtown Marysville and situated near local destinations. These homes by UMH Properties, Inc. showcase high-quality, durable features, like open concept, 3-bedroom floor plans, spacious eat-in kitchens, and real wood cabinets. Step outside into the Marysville Estates community and find a range of amenities. Our community provides storage facilities, basketball court, a playground, a pond, and 24-hour maintenance and management. The community lifestyle is waiting for you at Marysville Estates, and we want you to be a part of it! Call today to find out how. In the Marysville Area Historic Marysville is located just 30 minutes from Downtown Columbus, OH. Enjoy the attractions of a quaint town while staying connected to all the city has to offer with Marysville Estates in Marysville, OH. Marysville has a vibrant culture with the best in arts, shopping, dining and events. As a resident of Marysville Estates you'll be an easy drive away from parks, trails, pools, farmers markets, wineries and breweries. Those looking to get closer to nature will find just what they need at nearby Eljer Park, Bark Park, McCarthy Park, Schwartzkopf Park, Reservoir Park, or Partners Park. After a day spent exploring, enjoy any one of the many events in Marysville including Balloon Festival and Uptown Friday Nights. There are so many wonderful things to enjoy when living at Marysville Estates. Come see us today! Education Near Marysville Estates Marysville Estates community is located in the Marysville Exempted Village School District. Students of our Marysville community will begin at Navin Elementary for grades K-5. Students will then move up to Bunsold Middle School for grades 6-8 and Marysville High School for grades 9-12.

Key facts

• Storage facilities
• Pond
• Basketball court

Tags

• MANUFACTURED HOME COMMUNITY
• CLOSE TO DOWNTOWN MARYSVILLE
• STORAGE FACILITIES
• BASKETBALL COURT
• PLAYGROUND
• POND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.2% in Marysville — 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 78/100 on livability (#157 in OH, #2,377 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Marysville Exempted Village (town): math 67% / reading 73% proficiency, ranked #137 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents flat; 222 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,498 units permitted in Union County in 2024 (831 in 5+ unit buildings).
• This rent is only 16% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $833 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $17k; list at $120k implies a 609% gain — meaningful room to come down on a strong offer.

Recommended offer $106,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,080
• Equity at exit: $17,967

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-60
• Equity at exit: $10,419

Cash invested: $33,740 (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 43040

• Rents YoY: 0.8%
• Active inventory: 222
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$632
• Tax est. 1.5%: −$151 /mo · $1,808/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $226

Break-even live

Break-even rent $1,054

Max offer price $120,500

Occupancy floor 78%

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: $30,125
• Closing costs: $3,615
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 N Main St Marysville, OH	2.0–3.0	2.0	1022	$1,025	$1.00	1d	1	0.23mi
270 W 5th St Unit 1 Marysville, OH	1.0	1.0	1200	$1,250	$1.04	1d	1	0.58mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	43d	1	0.61mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	1d	1	0.61mi
316 W 5th St Unit 9 Marysville, OH	2.0	1.0	700	$875	$1.25	1d	1	0.61mi
331 S Walnut St Unit 2nd floor Marysville, OH	2.0	1.0	800	$1,150	$1.44	23d	1	0.63mi
291 Pearlash Rd Marysville, OH	2.0	2.0	1223	$1,834	$1.50	1d	10	0.75mi
1001 Columbus Ave Marysville, OH	1.0–2.0	1.0–2.0	775	$1,466	$1.89	1d	18	0.84mi
650 1/2 Chestnut St Marysville, OH	2.0	1.0	1000	$1,200	$1.20	43d	1	0.88mi
780 Doss DR Marysville, OH	1.0–2.0	1.0–2.0	829	$1,440	$1.74	1d	34	1.00mi
950 Professional Pkwy Marysville, OH	2.0	1.0–2.0	812	$1,655	$2.04	1d	81	1.05mi
259 Honeysuckle Ln Marysville, OH	2.0	2.0	1501	$2,180	$1.45	1d	8	1.08mi
925 W 5th St Marysville, OH	1.0–2.0	1.0	812	$1,204	$1.48	1d	2	1.11mi
722 Collins Ave Unit 722-L Marysville, OH	2.0	1.0	780	$1,099	$1.41	1d	1	1.13mi
201 Professional Pkwy Marysville, OH	2.0	1.0	899	$1,834	$2.04	1d	1	1.15mi
300 Iron Way Marysville, OH	1.0–2.0	1.0–2.0	892	$1,620	$1.82	1d	24	1.21mi
777 Milcrest Dr Unit 779 Marysville, OH	2.0	2.0	1000	$1,350	$1.35	43d	1	1.22mi
777 Milcrest Dr Unit 799 Marysville, OH	2.0	2.0	1000	$1,400	$1.40	12d	1	1.22mi
777 Milcrest Dr Unit 791 Marysville, OH	2.0	2.0	1000	$1,525	$1.52	1d	1	1.22mi
179 Emmaus Rd Marysville, OH	1.0–2.0	1.0–1.5	796	$1,521	$1.91	1d	7	1.23mi
341 Riverwind Dr Marysville, OH	2.0	2.0	906	$1,240	$1.37	1d	6	1.37mi
630 Watkins Glen Blvd Marysville, OH	1.0–3.0	1.0–2.5	1009	$1,912	$1.90	1d	13	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $120,500 Active 132 DOM
2. 2026-06-17
   days on market $120,500 Active 131 DOM
3. 2026-06-16
   days on market $120,500 Active 130 DOM
4. 2026-06-15
   days on market $120,500 Active 129 DOM
5. 2026-06-13
   days on market $120,500 Active 127 DOM
6. 2026-06-13
   days on market $120,500 Active 126 DOM
7. 2026-06-09
   days on market $120,500 Active 123 DOM
8. 2026-06-08
   days on market $120,500 Active 122 DOM
9. 2026-06-07
   days on market $120,500 Active 121 DOM
10. 2026-06-05
    days on market $120,500 Active 118 DOM
11. 2026-06-03
    days on market $120,500 Active 117 DOM
12. 2026-06-02
    days on market $120,500 Active 116 DOM
13. 2026-06-01
    days on market $120,500 Active 115 DOM
14. 2026-05-31
    days on market $120,500 Active 114 DOM
15. 2026-02-06
    listed $120,500 Active 1912-char remark

    Show marketing remark (1912 chars)

    Experience the joys of owning or renting your dream home at UMH Properties, Inc. 's Marysville Estates manufactured home community in Marysville, OH. Marysville Estates is close to downtown Marysville and situated near local destinations. These homes by UMH Properties, Inc. showcase high-quality, durable features, like open concept, 3-bedroom floor plans, spacious eat-in kitchens, and real wood cabinets. Step outside into the Marysville Estates community and find a range of amenities. Our community provides storage facilities, basketball court, a playground, a pond, and 24-hour maintenance and management. The community lifestyle is waiting for you at Marysville Estates, and we want you to be a part of it! Call today to find out how. In the Marysville Area Historic Marysville is located just 30 minutes from Downtown Columbus, OH. Enjoy the attractions of a quaint town while staying connected to all the city has to offer with Marysville Estates in Marysville, OH. Marysville has a vibrant culture with the best in arts, shopping, dining and events. As a resident of Marysville Estates you'll be an easy drive away from parks, trails, pools, farmers markets, wineries and breweries. Those looking to get closer to nature will find just what they need at nearby Eljer Park, Bark Park, McCarthy Park, Schwartzkopf Park, Reservoir Park, or Partners Park. After a day spent exploring, enjoy any one of the many events in Marysville including Balloon Festival and Uptown Friday Nights. There are so many wonderful things to enjoy when living at Marysville Estates. Come see us today! Education Near Marysville Estates Marysville Estates community is located in the Marysville Exempted Village School District. Students of our Marysville community will begin at Navin Elementary for grades K-5. Students will then move up to Bunsold Middle School for grades 6-8 and Marysville High School for grades 9-12.

16. 1995-01-13
    soldstatus $17,000 191-char remark

    Show marketing remark (191 chars)

    VERY NICE 14X72 OVERLAND PARK WITH EXPANDO, SOME NEW CARPET, SMALL EDARDECK ON FRONT 2 TIER CEDAR DECK ON BACK WITH LIGHTS, GARDEN TUB IN MASTERBED. TRACK LIGHTING IN KITCHEN AND LIVING ROOM.

17. 1995-01-03
    historical 191-char remark

    Show marketing remark (191 chars)

    VERY NICE 14X72 OVERLAND PARK WITH EXPANDO, SOME NEW CARPET, SMALL EDARDECK ON FRONT 2 TIER CEDAR DECK ON BACK WITH LIGHTS, GARDEN TUB IN MASTERBED. TRACK LIGHTING IN KITCHEN AND LIVING ROOM.

18. 1994-09-06
    listed $20,000 191-char remark

    Show marketing remark (191 chars)

    VERY NICE 14X72 OVERLAND PARK WITH EXPANDO, SOME NEW CARPET, SMALL EDARDECK ON FRONT 2 TIER CEDAR DECK ON BACK WITH LIGHTS, GARDEN TUB IN MASTERBED. TRACK LIGHTING IN KITCHEN AND LIVING ROOM.

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,082
• − Mortgage interest: −$6,750
• − Property taxes: −$1,808
• − Insurance: −$602
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,505
• Taxable income: $844
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,509/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: Marysville Exempted Village
• NCES district ID: 3904547
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $65,329
• Composite: 60.81/100
• National rank: #819
• State rank: #137 of 656 in OH

Livability — Marysville

• Score: 78/100
• State rank: #157
• US rank: #2377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marysville, OH
• County: Union County · 57,133 people
• City population: 38,990
• Metro: Columbus, OH
• Population (ZIP): 38,990
• Household income: $99,321
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 437.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 58,316 people
• By 2030: 60,024 · +2.9%
• By 2040: 62,846 · +7.8%
• By 2050: 64,195 · +10.1%
• By 2075: 65,468 · +12.3%
• By 2100: 60,748 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+29.6) · D 34.7% · R 64.3% · Other 1.0%
• 2008→2024 swing: -1.6pp toward R · 2008: -28.0pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+31.5 2016: R+38.0 2012: R+29.7 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.67%
• Current HPI: 237.0968
• Rent YoY: ▲ 0.75%
• 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

+502.5% since first listed

4 events — show timeline

• 2026-02-06 Listed $120,500 Zillow
• 1995-01-13 Sold (MLS) $17,000 CBRMLS
• 1995-01-03 Listing Removed — CBRMLS
• 1994-09-06 Listed $20,000 CBRMLS