Clayton Adrenaline "A" Plan · Ontario, OH 44903

$69,900

3 bd · 2.0 ba · 1,050 sqft · Manufactured · 183 Days on market

Good condition ↓ 7% since listing

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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 +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained manufactured home is located in the desirable Lakeview Estates Community, offering a perfect blend of comfort, functionality, and modern design. Featuring 3 spacious bedrooms and 2 full bathrooms, the home includes an open-concept layout that connects the living area, kitchen, and dining space-ideal for everyday living and entertaining. The kitchen is designed with ample storage, contemporary finishes, and efficient flow, while large windows throughout the home provide natural light and a welcoming atmosphere. Well-proportioned bedrooms offer privacy and flexibility for families, guests, or a home office setup. Situated within Lakeview Estates, residents enjoy a well-kept community environment with convenient access to nearby amenities, services, and major routes. This home is an excellent option for those seeking a modern manufactured home in a professionally managed community focused on comfort and quality living.

Key facts

• Large windows
• Convenient access
• Well-kept community

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE STORAGE
• LARGE WINDOWS
• WELL-KEPT COMMUNITY
• CONVENIENT ACCESS

🏗️ 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 $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.4% in Ontario — 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 66/100 on livability (#673 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F.
• Lexington Local (suburban): math 72% / reading 75% proficiency, ranked #113 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 122 active listings in the ZIP; 129 units permitted in Morrow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Morrow County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 4.9

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $17,210
• Equity at exit: $10,422

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $51,782
• Equity at exit: $6,044

Cash invested: $19,572 (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 44903

• Home prices YoY: -27.7%
• Active inventory: 122
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $448

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 57%

Sensitivity live

Price	-10% $496	-5% $472	+0% $448	+5% $424	+10% $399
Rent	-10% $355	-5% $401	+0% $448	+5% $494	+10% $541
Rate	-1.0pp $483	-0.5pp $466	base $448	+0.5pp $430	+1.0pp $411

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $69,900 Active 183 DOM
2. 2026-06-18
   days on market $69,900 Active 182 DOM
3. 2026-06-17
   days on market $69,900 Active 181 DOM
4. 2026-06-16
   days on market $69,900 Active 180 DOM
5. 2026-06-15
   days on market $69,900 Active 179 DOM
6. 2026-06-14
   days on market $69,900 Active 177 DOM
7. 2026-06-12
   days on market $69,900 Active 176 DOM
8. 2026-06-09
   days on market $69,900 Active 173 DOM
9. 2026-06-08
   days on market $69,900 Active 172 DOM
10. 2026-06-07
    days on market $69,900 Active 171 DOM
11. 2026-06-05
    days on market $69,900 Active 168 DOM
12. 2026-06-03
    days on market $69,900 Active 167 DOM
13. 2026-06-02
    days on market $69,900 Active 166 DOM
14. 2026-06-01
    days on market $69,900 Active 165 DOM
15. 2026-05-31
    days on market $69,900 Active 164 DOM
16. 2026-05-30
    days on market $69,900 Active 163 DOM
17. 2026-03-27
    price $69,900 957-char remark

    Show marketing remark (957 chars)

    This beautifully maintained manufactured home is located in the desirable Lakeview Estates Community, offering a perfect blend of comfort, functionality, and modern design. Featuring 3 spacious bedrooms and 2 full bathrooms, the home includes an open-concept layout that connects the living area, kitchen, and dining space-ideal for everyday living and entertaining. The kitchen is designed with ample storage, contemporary finishes, and efficient flow, while large windows throughout the home provide natural light and a welcoming atmosphere. Well-proportioned bedrooms offer privacy and flexibility for families, guests, or a home office setup. Situated within Lakeview Estates, residents enjoy a well-kept community environment with convenient access to nearby amenities, services, and major routes. This home is an excellent option for those seeking a modern manufactured home in a professionally managed community focused on comfort and quality living.

18. 2025-12-19
    listed $74,900 Active 957-char remark

    Show marketing remark (957 chars)

    This beautifully maintained manufactured home is located in the desirable Lakeview Estates Community, offering a perfect blend of comfort, functionality, and modern design. Featuring 3 spacious bedrooms and 2 full bathrooms, the home includes an open-concept layout that connects the living area, kitchen, and dining space-ideal for everyday living and entertaining. The kitchen is designed with ample storage, contemporary finishes, and efficient flow, while large windows throughout the home provide natural light and a welcoming atmosphere. Well-proportioned bedrooms offer privacy and flexibility for families, guests, or a home office setup. Situated within Lakeview Estates, residents enjoy a well-kept community environment with convenient access to nearby amenities, services, and major routes. This home is an excellent option for those seeking a modern manufactured home in a professionally managed community focused on comfort and quality living.

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,139
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,033
• Taxable income: $4,530
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,286/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 · 1 photo

Good 75/100 Cosmetic rehab

This beautifully maintained Clayton Adrenaline manufactured home in Lakeview Estates offers a good condition with minimal repairs needed. It is move-in ready with good curb appeal and high ROI potential.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Rental HVAC maintenance — Improves comfort and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Rental HVAC maintenance — Improves comfort and tenant satisfaction ↑

ⓘ 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: Lexington Local
• NCES district ID: 3904943
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $56,984
• Composite: 62.93/100
• National rank: #659
• State rank: #113 of 656 in OH

Livability — Ontario

• Score: 66/100
• State rank: #673
• US rank: #11878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland · 128,966 people
• City population: 17,059
• Metro: Mansfield, OH
• Population (ZIP): 26,804
• Household income: $65,421
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 9.5

Population outlook (Morrow County) Hauer SSP2

• Today (2025): 35,607 people
• By 2030: 35,482 · -0.4%
• By 2040: 34,369 · -3.5%
• By 2050: 32,038 · -10.0%
• By 2075: 25,090 · -29.5%
• By 2100: 17,123 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Morrow

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -32.4pp toward R · 2008: -23.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.3 2016: R+49.5 2012: R+24.6 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.50%
• Current HPI: 241.9342
• 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

-6.7% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $69,900 Zillow
• 2025-12-19 Listed $74,900 Zillow