10610 E State Route 762 Unit 108B · Lockbourne, OH 43137

$59,100

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 15 Days on market

Built 2020 Good condition Est $47k · 26% over $640/mo HOA · 39% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this affordable and well-maintained 2020 manufactured home located in the desirable Teays Valley School District! Offering 3 bedrooms and 2 full bathrooms, this home features a spacious primary suite complete with its own private full bath. The open-concept layout provides comfortable living and functional space for everyday life, while the newer construction offers the peace of mind that comes with a modern home. Outside, you'll find a storage shed, approximately 4 years old, providing plenty of room for tools, lawn equipment, or additional storage needs. Conveniently located in Lockbourne with easy access to shopping, dining, and major roadways, this property presents an e

Key facts

• Newer construction
• Storage shed
• Private full bath

Tags

• SPACIOUS PRIMARY SUITE
• PRIVATE FULL BATH
• OPEN-CONCEPT LAYOUT
• NEWER CONSTRUCTION
• STORAGE SHED

Property features AI

Finance

• HOA & community: Association fee of $640 per month

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Other residential without deeded land; One level; Built in 2020; No common walls
• Construction: Other foundation; Building area recorded (2352)
• Exterior features: Deck; Shed(s)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: No fireplaces; Living area recorded (1120)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,132 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, employment D, schools F.
• Teays Valley Local (town): math 66% / reading 68% proficiency, ranked #166 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 312 units permitted in Pickaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $409 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pickaway County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $58,213 (1.5% below list)

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. 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. Crime grade is D 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?
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: 2.76% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $47,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10694 E State Route 762 Lot 64m	0.15mi	3/2.0	1,056 (-6%)	2mo	$43,900	$42	82

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $6,202
• Equity at exit: $8,812

10-year hold

• IRR: 19.0%
• Equity multiple: 2.62×
• Total profit: $26,878
• Equity at exit: $5,110

Cash invested: $16,548 (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 43137

• Home prices YoY: -23.2%
• Active inventory: 34
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$310
• Tax est. 1.5%: −$74 /mo · $886/yr
• Insurance: −$25
• HOA: −$640
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $241

Break-even live

Break-even rent $1,327

Max offer price $59,100

Occupancy floor 80%

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: $14,775
• Closing costs: $1,773
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10610 State Route 762 Unit 109B Lockbourne, OH	3.0	2.0	1056	$1,399	$1.32	10d	1	0.02mi
10610 State Route 762 Unit 165B Lockbourne, OH	3.0	2.0	1152	$1,399	$1.21	44d	1	0.02mi
10694 State Route 762 Unit 24M Lockbourne, OH	2.0	2.0	960	$1,299	$1.35	20d	1	0.12mi

HOA detail

• Monthly dues: $640 · $7,680/yr

Listing history 9 events

1. 2026-06-18
   days on market $59,100 Active 15 DOM
2. 2026-06-17
   days on market $59,100 Active 14 DOM
3. 2026-06-16
   days on market $59,100 Active 13 DOM
4. 2026-06-15
   days on market $59,100 Active 12 DOM
5. 2026-06-13
   pricedays on market $59,100 Active 10 DOM
6. 2026-06-09
   days on market $65,000 Active 6 DOM
7. 2026-06-08
   days on market $65,000 Active 5 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $65,000 Active 4 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 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,589
• − Mortgage interest: −$3,311
• − Property taxes: −$886
• − Insurance: −$296
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − HOA: −$7,680
• − Depreciation: −$1,719
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,279/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 · 5 photos

Good 75/100 Cosmetic rehab

This 2020 manufactured home in the Teays Valley School District is in good condition with minimal repairs needed. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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: Teays Valley Local
• NCES district ID: 3904909
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $64,637
• Composite: 58.28/100
• National rank: #1019
• State rank: #166 of 656 in OH

Livability — Lockbourne

• Score: 55/100
• State rank: #1132
• US rank: #23482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 1,351,780 people
• City population: 2,415
• Metro: Columbus, OH
• Population (ZIP): 2,415
• Household income: $49,145
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 13.0

Population outlook (Pickaway County) Hauer SSP2

• Today (2025): 59,488 people
• By 2030: 60,400 · +1.5%
• By 2040: 61,498 · +3.4%
• By 2050: 61,478 · +3.3%
• By 2075: 59,696 · +0.3%
• By 2100: 51,458 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Iranian 6% Slovak 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Pickaway

• 2024 margin: Solid R (+48.5) · D 25.3% · R 73.8%
• 2008→2024 swing: -26.8pp toward R · 2008: -21.7pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+47.0 2016: R+42.6 2012: R+18.7 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.80%
• Current HPI: 224.2066
• Rent YoY: —
• 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

• 2026-06-03 Listed $65,000 CBRMLS