7394 State Route 97 Lot 012 · Ontario, OH 44903

$98,900

3 bd · 2.0 ba · 1,136 sqft · Manufactured · 157 Days on market

Built 2026 Good condition $87/sqft · 37% below area Est $157k · 37% under ↓ 5% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Schools +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious manufactured home for sale in Mansfield, OH is located in the Lakeview Estates Manufactured Home Community. Featuring 3 bedrooms, 2 bathrooms, and 1, 1136 square feet of living space, this double-wide home offers an open and functional layout ideal for families or anyone seeking extra room. Enjoy comfortable living in a welcoming community with convenient access to local amenities and major routes.

Key facts

• Built 2026
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.4% in Ontario — 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 66/100 on livability (#673 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F.
• Lexington Local (suburban): math 72% / reading 75% proficiency, ranked #113 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 122 active listings in the ZIP; 129 units permitted in Morrow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morrow County population projected at -10% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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: 1.26% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $157,287
• List price: $98,900
• Delta: -37.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,961
• Equity at exit: $14,746

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $27,080
• Equity at exit: $8,551

Cash invested: $27,692 (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 44903

• Home prices YoY: -27.7%
• Active inventory: 122
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $298

Break-even live

Break-even rent $865

Max offer price $98,900

Occupancy floor 71%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $98,900 Active 157 DOM
2. 2026-06-18
   days on market $98,900 Active 156 DOM
3. 2026-06-17
   days on market $98,900 Active 155 DOM
4. 2026-06-16
   days on market $98,900 Active 154 DOM
5. 2026-06-15
   days on market $98,900 Active 153 DOM
6. 2026-06-14
   days on market $98,900 Active 151 DOM
7. 2026-06-12
   days on market $98,900 Active 150 DOM
8. 2026-06-09
   days on market $98,900 Active 147 DOM
9. 2026-06-08
   days on market $98,900 Active 146 DOM
10. 2026-06-07
    days on market $98,900 Active 145 DOM
11. 2026-06-05
    days on market $98,900 Active 142 DOM
12. 2026-06-03
    days on market $98,900 Active 141 DOM
13. 2026-06-02
    days on market $98,900 Active 140 DOM
14. 2026-06-01
    days on market $98,900 Active 139 DOM
15. 2026-05-31
    days on market $98,900 Active 138 DOM
16. 2026-05-30
    days on market $98,900 Active 137 DOM
17. 2026-03-21
    price $98,900 415-char remark

    Show marketing remark (415 chars)

    This spacious manufactured home for sale in Mansfield, OH is located in the Lakeview Estates Manufactured Home Community. Featuring 3 bedrooms, 2 bathrooms, and 1, 1136 square feet of living space, this double-wide home offers an open and functional layout ideal for families or anyone seeking extra room. Enjoy comfortable living in a welcoming community with convenient access to local amenities and major routes.

18. 2026-03-20
    price $98,900 415-char remark

    Show marketing remark (415 chars)

    This spacious manufactured home for sale in Mansfield, Ohio is located in the Lakeview Estates Manufactured Home Community. Featuring 3 bedrooms, 2 bathrooms, and 1,136 square feet of living space, this double-wide home offers an open and functional layout ideal for families or anyone seeking extra room. Enjoy comfortable living in a welcoming community with convenient access to local amenities and major routes.

19. 2026-01-13
    listed $103,900 Active 415-char remark

    Show marketing remark (415 chars)

    This spacious manufactured home for sale in Mansfield, OH is located in the Lakeview Estates Manufactured Home Community. Featuring 3 bedrooms, 2 bathrooms, and 1, 1136 square feet of living space, this double-wide home offers an open and functional layout ideal for families or anyone seeking extra room. Enjoy comfortable living in a welcoming community with convenient access to local amenities and major routes.

20. 2026-01-06
    listed $103,900 Active 415-char remark

    Show marketing remark (415 chars)

    This spacious manufactured home for sale in Mansfield, Ohio is located in the Lakeview Estates Manufactured Home Community. Featuring 3 bedrooms, 2 bathrooms, and 1,136 square feet of living space, this double-wide home offers an open and functional layout ideal for families or anyone seeking extra room. Enjoy comfortable living in a welcoming community with convenient access to local amenities and major routes.

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,906
• − Mortgage interest: −$5,540
• − Property taxes: −$1,484
• − Insurance: −$494
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,877
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $3,064/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 well-maintained and updated manufactured home in the Lakeview Estates Manufactured Home Community is ready for immediate occupancy and can be further enhanced with minor exterior and landscaping improvements.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can increase home value.
• Resale Landscaping improvements — Enhances curb appeal and can increase home value.
• Rental Add a small garden or flower bed — Attracts renters and can increase rental value.
• Both Install a smart thermostat — Saves energy and can increase both resale and rental value.
• Both Add a small outdoor seating area — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal and can increase home value. ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase home value. ↑
• Rental Add a small garden or flower bed — Attracts renters and can increase rental value. ↑
• Both Install a smart thermostat — Saves energy and can increase both resale and rental value. ↑
• Both Add a small outdoor seating area — Enhances curb appeal and can increase both resale and rental 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: Lexington Local
• NCES district ID: 3904943
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $56,984
• Composite: 62.93/100
• National rank: #659
• State rank: #113 of 656 in OH

Livability — Ontario

• Score: 66/100
• State rank: #673
• US rank: #11878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland · 128,966 people
• City population: 17,059
• Metro: Mansfield, OH
• Population (ZIP): 26,804
• Household income: $65,421
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 9.5

Population outlook (Morrow County) Hauer SSP2

• Today (2025): 35,607 people
• By 2030: 35,482 · -0.4%
• By 2040: 34,369 · -3.5%
• By 2050: 32,038 · -10.0%
• By 2075: 25,090 · -29.5%
• By 2100: 17,123 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Morrow

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -32.4pp toward R · 2008: -23.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.3 2016: R+49.5 2012: R+24.6 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.50%
• Current HPI: 241.9342
• 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

-4.8% since first listed

4 events — show timeline

• 2026-03-21 Price Changed $98,900 CBRMLS
• 2026-03-20 Price Changed $98,900 Zillow
• 2026-01-13 Listed $103,900 CBRMLS
• 2026-01-06 Listed $103,900 Zillow