2445 Columbus Lancaster Rd NW #246 · Lancaster, OH 43130

$101,000

4 bd · 2.0 ba · 1,600 sqft · Manufactured · 105 Days on market

Built 2021 $63/sqft · 14% above area Est $89k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sellers offering a $2,000 "USE IT YOUR WAY BUYER INCENTIVE" AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

Key facts

• Large eat-in kitchen
• Mudroom area
• Storage shed

Tags

• LARGE EAT-IN KITCHEN
• ABUNDANT CABINETRY
• GENEROUS COUNTER SPACE
• DEDICATED LAUNDRY AREA
• MUDROOM AREA
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $101k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $101k).
• Recommended offer: $92k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 4.0% in Lancaster — 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 86/100 on livability (#41 in OH, #423 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Lancaster City (town): math 38% / reading 51% proficiency, ranked #504 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 475 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $698 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fairfield County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $91,910 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.89% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.29%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $88,903
• List price: $101,000
• Delta: 13.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.40×
• Total profit: $39,481
• Equity at exit: $15,059

10-year hold

• IRR: 40.5%
• Equity multiple: 5.22×
• Total profit: $119,458
• Equity at exit: $8,733

Cash invested: $28,280 (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 43130

• Rents YoY: 5.2%
• Active inventory: 204
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $808

Break-even live

Break-even rent $884

Max offer price $101,000

Occupancy floor 53%

Sensitivity live

Price	-10% $878	-5% $843	+0% $808	+5% $773	+10% $738
Rent	-10% $657	-5% $733	+0% $808	+5% $883	+10% $959
Rate	-1.0pp $859	-0.5pp $834	base $808	+0.5pp $782	+1.0pp $755

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1870 Pine Grove Pl Lancaster, OH	3.0	2.5	2117	$2,266	$1.07	22d	1	0.74mi

Listing history 27 events

1. 2026-06-18
   days on market $101,000 Active 105 DOM
2. 2026-06-17
   days on market $101,000 Active 104 DOM
3. 2026-06-16
   days on market $101,000 Active 103 DOM
4. 2026-06-16
   price $101,000 Active 102 DOM
5. 2026-06-15
   days on market $102,000 Active 102 DOM
6. 2026-06-13
   days on market $102,000 Active 100 DOM
7. 2026-06-09
   days on market $102,000 Active 96 DOM
8. 2026-06-08
   days on market $102,000 Active 95 DOM
9. 2026-06-07
   pricedays on market $102,000 Active 94 DOM
10. 2026-06-03
    days on market $105,000 Active 90 DOM
11. 2026-06-02
    days on market $105,000 Active 89 DOM
12. 2026-06-01
    days on market $105,000 Active 88 DOM
13. 2026-05-31
    days on market $105,000 Active 87 DOM
14. 2026-04-13
    price $105,000 1286-char remark

    Show marketing remark (1276 chars)

    Sellers offering a $2,000 'USE IT YOUR WAY BUYER INCENTIVE' AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

15. 2026-04-13
    price $105,000 1276-char remark

    Show marketing remark (1276 chars)

    Sellers offering a $2,000 'USE IT YOUR WAY BUYER INCENTIVE' AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

16. 2026-03-25
    price $108,000 1286-char remark

    Show marketing remark (1276 chars)

    Sellers offering a $2,000 'USE IT YOUR WAY BUYER INCENTIVE' AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

17. 2026-03-25
    price $108,000 1276-char remark

    Show marketing remark (1276 chars)

    Sellers offering a $2,000 'USE IT YOUR WAY BUYER INCENTIVE' AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

18. 2026-03-05
    listed $110,000 Active 1286-char remark

    Show marketing remark (1276 chars)

    Sellers offering a $2,000 'USE IT YOUR WAY BUYER INCENTIVE' AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

19. 2026-03-05
    listed $110,000 Active 1276-char remark

    Show marketing remark (1276 chars)

    Sellers offering a $2,000 'USE IT YOUR WAY BUYER INCENTIVE' AT CLOSING IF IN CONTRACT BY 5/25/26. This well-maintained 4BR / 2 full BA 2021 double wide in Colonial Estates offers 1,600 Sqft of open, comfortable living space with an inviting layout. This home features a large eat-in kitchen with abundant cabinetry, generous counter space, and plenty of storage-perfect for everyday living and entertaining. You'll love the expansive dining room and oversized living room, providing plenty of space to gather and relax. All four bedrooms are generously sized, including a private primary suite with its own full bathroom and large walk-in-closet. The home also offers a dedicated laundry and mudroom area, adding everyday convenience and extra functionality. Filled with natural light, the home feels bright, clean, and spacious throughout, making it truly move-in ready. Outside, you'll find a storage shed for tools, lawn equipment, or additional storage needs. Colonial Estates residents also enjoy community amenities including a pool, clubhouse, playgrounds, tennis courts, and basketball courts. Stay here in Colonial Estates or move this mobile home to your own property. A fantastic opportunity for space, comfort, and value--don't miss it! See A2A for important info.

20. 2023-06-07
    soldstatus $105,000 Closed
21. 2023-06-03
    status Pending
22. 2023-05-25
    historical Contingent Finance and Inspection
23. 2023-02-21
    listed $109,999 Active
24. 2019-10-08
    historical
25. 2019-04-07
    listed $72,900 Active
26. 2009-10-27
    historical
27. 2009-04-01
    listed $34,500

ⓘ 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: $22,877
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$2,938
• Taxable income: $8,601
• Est. tax owed @ 24.0%: −$2,064
• After-tax cash flow: $7,633/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)

• District: Lancaster City
• NCES district ID: 3904420
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $41,696
• Composite: 37.39/100
• National rank: #4427
• State rank: #504 of 656 in OH

Livability — Lancaster

• Score: 86/100
• State rank: #41
• US rank: #423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fairfield County · 109,896 people
• City population: 62,933
• Metro: Columbus, OH
• Population (ZIP): 62,933
• Household income: $72,153
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1400.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 162,442 people
• By 2030: 166,796 · +2.7%
• By 2040: 172,835 · +6.4%
• By 2050: 174,822 · +7.6%
• By 2075: 174,938 · +7.7%
• By 2100: 160,988 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fairfield

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.1pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.5 2016: R+27.0 2012: R+16.1 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.81%
• Current HPI: 239.6352
• Rent YoY: ▲ 5.22%
• 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

+204.3% since first listed

14 events — show timeline

• 2026-04-13 Price Changed $105,000 MLSNOW
• 2026-04-13 Price Changed $105,000 CBRMLS
• 2026-03-25 Price Changed $108,000 MLSNOW
• 2026-03-25 Price Changed $108,000 CBRMLS
• 2026-03-05 Listed $110,000 CBRMLS
• 2026-03-05 Listed $110,000 MLSNOW
• 2023-06-07 Sold (MLS) $105,000 CBRMLS
• 2023-06-03 Pending — CBRMLS
• 2023-05-25 Contingent — CBRMLS
• 2023-02-21 Listed $109,999 CBRMLS
• 2019-10-08 Listing Removed — CBRMLS
• 2019-04-07 Listed $72,900 CBRMLS
• 2009-10-27 Listing Removed — CBRMLS
• 2009-04-01 Listed $34,500 CBRMLS