SKyline 291 Marysville Estates Plan · Marysville, OH 43040

$136,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 132 Days on market

Good condition

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bed / 2 bath home

Key facts

• Listed 132 days

🏗️ 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 $136k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 17% 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 $944 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 ($120k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,120 (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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.2

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-15,152
• Equity at exit: $20,353

10-year hold

• IRR: -5.5%
• Equity multiple: 0.68×
• Total profit: $-12,294
• Equity at exit: $11,802

Cash invested: $38,220 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$716
• Tax est. 1.5%: −$171 /mo · $2,048/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $157

Break-even live

Break-even rent $1,194

Max offer price $136,500

Occupancy floor 84%

Sensitivity live

Price	-10% $252	-5% $205	+0% $157	+5% $110	+10% $63
Rent	-10% $47	-5% $102	+0% $157	+5% $213	+10% $268
Rate	-1.0pp $226	-0.5pp $192	base $157	+0.5pp $122	+1.0pp $86

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: $34,125
• Closing costs: $4,095
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 N Main St Marysville, OH	2.0–3.0	2.0	1022	$1,050	$1.03	2d	1	0.03mi
316 W 5th St Unit 9 Marysville, OH	2.0	1.0	700	$875	$1.25	2d	1	0.56mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	2d	1	0.56mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	44d	1	0.56mi
331 S Walnut St Unit 2nd floor Marysville, OH	2.0	1.0	800	$1,150	$1.44	24d	1	0.75mi
259 Honeysuckle Ln Marysville, OH	2.0	2.0	1501	$2,180	$1.45	2d	8	0.94mi
925 W 5th St Marysville, OH	1.0–2.0	1.0	812	$1,204	$1.48	2d	2	0.96mi
291 Pearlash Rd Marysville, OH	2.0	2.0	1223	$1,834	$1.50	2d	10	0.98mi
300 Iron Way Marysville, OH	1.0–2.0	1.0–2.0	892	$1,620	$1.82	2d	24	0.99mi
650 1/2 Chestnut St Marysville, OH	2.0	1.0	1000	$1,200	$1.20	44d	1	1.06mi
1001 Columbus Ave Marysville, OH	1.0–2.0	1.0–2.0	775	$1,466	$1.89	2d	18	1.06mi
179 Emmaus Rd Marysville, OH	1.0–2.0	1.0–1.5	796	$1,521	$1.91	2d	7	1.07mi
722 Collins Ave Unit 722-L Marysville, OH	2.0	1.0	780	$1,099	$1.41	2d	1	1.10mi
780 Doss DR Marysville, OH	1.0–2.0	1.0–2.0	829	$1,440	$1.74	2d	34	1.23mi
950 Professional Pkwy Marysville, OH	2.0	1.0–2.0	812	$1,655	$2.04	2d	81	1.25mi
777 Milcrest Dr Unit 799 Marysville, OH	2.0	2.0	1000	$1,400	$1.40	12d	1	1.26mi
777 Milcrest Dr Unit 779 Marysville, OH	2.0	2.0	1000	$1,350	$1.35	44d	1	1.26mi
777 Milcrest Dr Unit 791 Marysville, OH	2.0	2.0	1000	$1,525	$1.52	2d	1	1.26mi
201 Professional Pkwy Marysville, OH	2.0	1.0	899	$1,834	$2.04	2d	1	1.26mi
1805 Mill Pointe Rd Marysville, OH	1.0–3.0	1.0–2.0	953	$2,165	$2.27	2d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $136,500 Active 132 DOM
2. 2026-06-17
   days on market $136,500 Active 131 DOM
3. 2026-06-16
   days on market $136,500 Active 130 DOM
4. 2026-06-15
   days on market $136,500 Active 129 DOM
5. 2026-06-13
   days on market $136,500 Active 127 DOM
6. 2026-06-13
   days on market $136,500 Active 126 DOM
7. 2026-06-09
   days on market $136,500 Active 123 DOM
8. 2026-06-08
   days on market $136,500 Active 122 DOM
9. 2026-06-07
   days on market $136,500 Active 121 DOM
10. 2026-06-05
    days on market $136,500 Active 118 DOM
11. 2026-06-03
    days on market $136,500 Active 117 DOM
12. 2026-06-02
    days on market $136,500 Active 116 DOM
13. 2026-06-01
    days on market $136,500 Active 115 DOM
14. 2026-05-31
    days on market $136,500 Active 114 DOM
15. 2026-02-06
    listed $136,500 Active 29-char remark

    Show marketing remark (29 chars)

    Beautiful 3 bed / 2 bath home

ⓘ 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: $16,721
• − Mortgage interest: −$7,646
• − Property taxes: −$2,048
• − Insurance: −$682
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,971
• Taxable loss: −$301
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $1,962/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 3-bedroom, 2-bathroom manufactured home in Marysville, OH is in good condition with a good exterior and interior. It has potential for a cosmetic update to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and resale value
• Both Replace windows — Improves energy efficiency and resale value
• Resale Update kitchen appliances — Modernizes the kitchen and appeals to buyers
• Resale Update bathrooms — Modernizes the bathrooms and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and resale value ↑
• Both Replace windows — Improves energy efficiency and resale value ↑
• Resale Update kitchen appliances — Modernizes the kitchen and appeals to buyers ↑
• Resale Update bathrooms — Modernizes the bathrooms and appeals to buyers ↑

ⓘ 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: 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

1 event — show timeline

• 2026-02-06 Listed $136,500 Zillow