11900 Duff Rd #166 · Lakeview, OH 43331

$169,152

3 bd · 2.0 ba · 1,624 sqft · Manufactured · 5 Days on market

Built 2026 Good 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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy scenic living at Lakeview Meadows! You can have it all and live close to Indian Lake without the high cost of a site-built home. Our 3 bedroom 2 bathroom manufactured homes are high-quality and spacious, and the community features a pool, basketball court, playground, bus shelter, and fishing pond for all residents to enjoy. Throughout the year we host several community events, including a Veterans Day celebration, Halloween Party, Summer BBQ, Back-to-school, and annual pool party! Our homes are affordable and come in a variety of floorplans, so start your search and find your future home at Lakeview Meadows. Our manufactured home community is located in Lakeview Ohio, with Indian Lak

Key facts

• Fishing pond
• Close to indian lake
• Outdoor activities

Tags

• FISHING POND
• CLOSE TO INDIAN LAKE
• OUTDOOR ACTIVITIES

Property features AI

Finance

• Other: Living area approximately 1,624 (value provided)
• Financial info: List price $169,152

Exterior

• Utilities: Central air conditioning
• Home design: Spec home — Adventure 166 Lakeview Meadows plan; Single-level (plan name implies model)
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-63 ($-756/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.2% below list).
• Recommended offer: $140k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#836 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Indian Lake Local (rural): math 59% / reading 66% proficiency, ranked #261 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Logan County in 2024 (0 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.
• Logan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $95,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11900 Duff Road Rd #12	0.00mi	3/2.0	1,404 (-14%)	16mo	$83,000	$59	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-31,399
• Equity at exit: $25,221

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-32,421
• Equity at exit: $14,625

Cash invested: $47,363 (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 43331

• Home prices YoY: -30.0%
• Active inventory: 112
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$887
• Tax est. 1.5%: −$211 /mo · $2,537/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-63

Break-even live

Break-even rent $1,480

Max offer price $160,040

Occupancy floor 100%

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: $42,288
• Closing costs: $5,075
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11900 Duff Rd Lakeview, OH	3.0	2.0	1344	$1,400	$1.04	1d	1	0.03mi

Listing history 6 events

1. 2026-06-18
   days on market $169,152 Active 5 DOM
2. 2026-06-17
   days on market $169,152 Active 4 DOM
3. 2026-06-16
   days on market $169,152 Active 3 DOM
4. 2026-06-15
   days on market $169,152 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $169,152 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$9,475
• − Property taxes: −$2,537
• − Insurance: −$846
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,921
• Taxable loss: −$3,667
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $124/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 80/100 Cosmetic rehab

This manufactured home is in good condition with a modern kitchen and well-maintained exterior. It offers a good starting point for potential buyers or renters, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Upgrading the flooring in bathrooms — Modern flooring can improve both resale and rental appeal.
• Both Updating the kitchen backsplash — A fresh backsplash can enhance the kitchen's appeal and value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Upgrading the flooring in bathrooms — Modern flooring can improve both resale and rental appeal. ↑
• Both Updating the kitchen backsplash — A fresh backsplash can enhance the kitchen's appeal and value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters. ↑

ⓘ 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: Indian Lake Local
• NCES district ID: 3904808
• Math proficiency: 59% ▼ -14.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $44,496
• Composite: 52.6/100
• National rank: #1559
• State rank: #261 of 656 in OH

Livability — Lakeview

• Score: 63/100
• State rank: #836
• US rank: #15632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeview, OH
• County: Logan · 47,256 people
• Population (ZIP): 4,012
• Household income: $60,159
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 16.1

Population outlook (Logan County) Hauer SSP2

• Today (2025): 44,240 people
• By 2030: 43,166 · -2.4%
• By 2040: 40,495 · -8.5%
• By 2050: 37,511 · -15.2%
• By 2075: 30,453 · -31.2%
• By 2100: 23,081 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+56.2) · D 21.5% · R 77.7%
• 2008→2024 swing: -29.6pp toward R · 2008: -26.6pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+55.2 2016: R+52.6 2012: R+31.8 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.75%
• Current HPI: 256.2406
• 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