272 Deer Run · Lima, OH 45807

$85,000

3 bd · 2.0 ba · 1,165 sqft · Manufactured · 181 Days on market

Built 2022 Good condition $73/sqft · 48% above area Est $58k · 48% over $530/mo HOA · 33% of rent ↓ 19% 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 +24.0/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Why wait to build when you can move right into almost-new perfection? This 2022 Clayton-built home offers over 1,100 sq ft of like-new living without the wait or added costs. Step inside to a bright, spotless 3-bedroom, 2-bath layout that feels straight out of a model home. The open-concept living and dining space flows effortlessly, perfect for everyday living or entertaining. The kitchen stands out with matching black appliances and a clean, modern design. Meticulously maintained and truly move-in ready, this home offers the feel of new construction with immediate availability. Stylish, low-maintenance, and ready for its next owner -- this is one you don't want to miss. Looking for a lender? This model was last purchased using Vanderbilt Mortgage: https://www. vmf.com/?utm_source=google & utm_medium=organic & utm_campaign=gbp

Key facts

• Built 2022
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Elida Local (rural): math 59% / reading 59% proficiency, ranked #311 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Elida Elementary (math 73% / reading 61%, grade B+, #456 of 1,584 statewide, top 31%, 1,018 students, 56% FRL); Elida Middle School (math 56% / reading 57%, grade B, #313 of 654 statewide, top 48%, 537 students, 59% FRL); Elida High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 628 students, 42% FRL).
• Market conditions: 53 active listings in the ZIP; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.91% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 4.4

CMA / ARV

• ARV (median comp): $57,500
• List price: $85,000
• Delta: 47.83%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Deer Run	0.02mi	3/2.0	1,144 (-2%)	4mo	$57,500	$50	93
166 Saddlebrook Dr	0.10mi	3/2.0	1,287 (+10%)	2mo	$89,000	$69	76
231 Buckingham Dr	0.03mi	2/2.0 (-1)	1,180 (+1%)	22mo	$47,500	$40	73

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 3.41×
• Total profit: $57,253
• Equity at exit: $76,575

10-year hold

• IRR: 26.6%
• Equity multiple: 7.76×
• Total profit: $160,953
• Equity at exit: $165,136

Cash invested: $23,800 (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 45807

• Home prices YoY: 8.5%
• Active inventory: 53
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$530
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $167

Break-even live

Break-even rent $1,414

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $196	+0% $167	+5% $137	+10% $108
Rent	-10% $38	-5% $102	+0% $167	+5% $231	+10% $295
Rate	-1.0pp $209	-0.5pp $188	base $167	+0.5pp $145	+1.0pp $122

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr

Listing history 8 events

1. 2026-06-02
   days on market $85,000 Active 181 DOM
2. 2026-06-01
   days on market $85,000 Active 180 DOM
3. 2026-05-31
   days on market $85,000 Active 179 DOM
4. 2026-05-31
   days on market $85,000 Active 178 DOM
5. 2026-03-12
   price $85,000 847-char remark

   Show marketing remark (847 chars)

   Why wait to build when you can move right into almost-new perfection? This 2022 Clayton-built home offers over 1,100 sq ft of like-new living without the wait or added costs. Step inside to a bright, spotless 3-bedroom, 2-bath layout that feels straight out of a model home. The open-concept living and dining space flows effortlessly, perfect for everyday living or entertaining. The kitchen stands out with matching black appliances and a clean, modern design. Meticulously maintained and truly move-in ready, this home offers the feel of new construction with immediate availability. Stylish, low-maintenance, and ready for its next owner -- this is one you don't want to miss. Looking for a lender? This model was last purchased using Vanderbilt Mortgage: https://www. vmf.com/?utm_source=google & utm_medium=organic & utm_campaign=gbp

6. 2026-03-02
   price $95,000 847-char remark

   Show marketing remark (847 chars)

   Why wait to build when you can move right into almost-new perfection? This 2022 Clayton-built home offers over 1,100 sq ft of like-new living without the wait or added costs. Step inside to a bright, spotless 3-bedroom, 2-bath layout that feels straight out of a model home. The open-concept living and dining space flows effortlessly, perfect for everyday living or entertaining. The kitchen stands out with matching black appliances and a clean, modern design. Meticulously maintained and truly move-in ready, this home offers the feel of new construction with immediate availability. Stylish, low-maintenance, and ready for its next owner -- this is one you don't want to miss. Looking for a lender? This model was last purchased using Vanderbilt Mortgage: https://www. vmf.com/?utm_source=google & utm_medium=organic & utm_campaign=gbp

7. 2025-12-18
   price $99,000 847-char remark

   Show marketing remark (847 chars)

   Why wait to build when you can move right into almost-new perfection? This 2022 Clayton-built home offers over 1,100 sq ft of like-new living without the wait or added costs. Step inside to a bright, spotless 3-bedroom, 2-bath layout that feels straight out of a model home. The open-concept living and dining space flows effortlessly, perfect for everyday living or entertaining. The kitchen stands out with matching black appliances and a clean, modern design. Meticulously maintained and truly move-in ready, this home offers the feel of new construction with immediate availability. Stylish, low-maintenance, and ready for its next owner -- this is one you don't want to miss. Looking for a lender? This model was last purchased using Vanderbilt Mortgage: https://www. vmf.com/?utm_source=google & utm_medium=organic & utm_campaign=gbp

8. 2025-12-02
   listed $105,000 Active 847-char remark

   Show marketing remark (847 chars)

   Why wait to build when you can move right into almost-new perfection? This 2022 Clayton-built home offers over 1,100 sq ft of like-new living without the wait or added costs. Step inside to a bright, spotless 3-bedroom, 2-bath layout that feels straight out of a model home. The open-concept living and dining space flows effortlessly, perfect for everyday living or entertaining. The kitchen stands out with matching black appliances and a clean, modern design. Meticulously maintained and truly move-in ready, this home offers the feel of new construction with immediate availability. Stylish, low-maintenance, and ready for its next owner -- this is one you don't want to miss. Looking for a lender? This model was last purchased using Vanderbilt Mortgage: https://www. vmf.com/?utm_source=google & utm_medium=organic & utm_campaign=gbp

ⓘ 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 4/10 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: $19,504
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$6,360
• − Depreciation: −$2,473
• Taxable income: $1,089
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $1,737/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2022 Clayton-built home is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Resale Replace the kitchen faucet — Improves functionality and aesthetics
• Both Install new window treatments — Enhances curb appeal and privacy

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Resale Replace the kitchen faucet — Improves functionality and aesthetics ↑
• Both Install new window treatments — Enhances curb appeal and privacy ↑

ⓘ 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: Elida Local
• NCES district ID: 3904577
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $46,632
• Composite: 49.93/100
• National rank: #1934
• State rank: #311 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 11,631
• Household income: $74,387
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 6.3

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Iranian 1% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 36.64%
• Current HPI: 468.59
• 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

-19.0% since first listed

4 events — show timeline

• 2026-03-12 Price Changed $85,000 WCARE
• 2026-03-02 Price Changed $95,000 WCARE
• 2025-12-18 Price Changed $99,000 WCARE
• 2025-12-02 Listed $105,000 WCARE