1121 Clayberg Rd #108 · Greenwich, OH 44837

$17,500

3 bd · 1.0 ba · 1,008 sqft · Manufactured · 7 Days on market

Built 1996 Est $21k · 17% under $360/mo HOA · 35% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath Commodore home offers 1,008 square feet of well-utilized living space with a layout designed for everyday functionality. Built in 1996, the home features a spacious living area that flows into a centrally located kitchen, providing ample cabinet space and flexibility with both propane and electric stove hookups. The split-bedroom design allows for separation between the primary bedroom and additional bedrooms, offering added privacy. An enclosed porch extends the living space and provides a great area for relaxing, storage, or seasonal use. The home is equipped with propane heat and an electric hot water heater, delivering a practical and efficient setup. With its str

Key facts

• Spacious living area
• Ample cabinet space
• Split-bedroom design

Tags

• SPACIOUS LIVING AREA
• CENTRALLY LOCATED KITCHEN
• AMPLE CABINET SPACE
• SPLIT-BEDROOM DESIGN
• ENCLOSED PORCH
• PROPANE HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).

Location & tenants

• Location reads 67/100 on livability (#615 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Market conditions: 12 active listings in the ZIP; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($70k/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 $121 of loan paydown is wiped out by about $525 of value loss. Plan a longer hold.
• Richland County population projected at -18% 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 $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $17,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 5.83% ✓
• Cap rate: 28.57%
• Cash-on-cash: 79.56%
• DSCR: 4.54
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $21,168
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Clayberg Rd #108	0.00mi	3/1.0	1,008 (0%)	1mo	$19,000	$19	99
1121 Clayberg Rd Rd #58	0.00mi	3/1.0	980 (-3%)	1mo	$16,000	$16	94
1121 Clayberg Ave #79	0.00mi	3/2.0	1,008 (0%)	5mo	$27,500	$27	92
1211 Clayberg Rd #51	0.26mi	3/2.0	1,008 (0%)	3mo	$26,000	$26	81
1121 Clayberg Rd #81	0.00mi	3/2.0	1,088 (+8%)	4mo	$29,000	$27	80
1121 Clayberg Rd #75	0.00mi	2/1.0 (-1)	910 (-10%)	2mo	$9,900	$11	78
1121 Clayberg Rd #4	0.00mi	2/2.0 (-1)	938 (-7%)	8mo	$20,000	$21	72
1121 Clayberg Rd #26	0.00mi	2/1.0 (-1)	858 (-15%)	3mo	$10,000	$12	68
1121 Clayberg Rd #91	0.00mi	4/2.0 (+1)	1,125 (+12%)	4mo	$25,300	$22	68

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: 80.2%
• Equity multiple: 4.69×
• Total profit: $18,093
• Equity at exit: $2,609

10-year hold

• IRR: 83.7%
• Equity multiple: 9.85×
• Total profit: $43,361
• Equity at exit: $1,513

Cash invested: $4,900 (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 44837

• Home prices YoY: -5.6%
• Active inventory: 12
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $262/yr
• Insurance: −$7
• HOA: −$360
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $325

Break-even live

Break-even rent $609

Max offer price $17,500

Occupancy floor 63%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: waterelectric

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   listed $17,500 Active

ⓘ 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: $12,240
• − Mortgage interest: −$980
• − Property taxes: −$262
• − Insurance: −$88
• − Repairs & maintenance: −$979
• − Management: −$979
• − HOA: −$4,320
• − Depreciation: −$509
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $2,909/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)

No district data.

Livability — Greenwich

• Score: 67/100
• State rank: #615
• US rank: #10621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Huron · 56,496 people
• Population (ZIP): 4,514
• Household income: $69,513
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 11.5

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Hungarian 3% Polish 2% Serbian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 90% English-only · German/W. Germanic 10%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.77%
• Current HPI: 265.9942
• 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

2 events — show timeline

• 2026-04-27 Pending — FAOR
• 2026-04-20 Listed $17,500 FAOR