6106 London Groveport Rd Unit C9 · Darbydale, OH 43123

$24,900

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 116 Days on market

Built 1990 $600/mo HOA · 33% of rent ↓ 2% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

Key facts

• Built 1990
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#871 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, amenities F, commute F.
• South-Western City (suburban): math 40% / reading 48% proficiency, ranked #500 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 327 active listings in the ZIP; solid renter incomes; 8,139 units permitted in Franklin County in 2024 (5,940 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• Franklin County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $15k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $25k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 7.27% ✓
• Cap rate: 37.99%
• Cash-on-cash: 113.21%
• DSCR: 6.04
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.67×
• Total profit: $39,501
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 14.65×
• Total profit: $95,136
• Equity at exit: $2,153

Cash invested: $6,972 (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 43123

• Rents YoY: 3.7%
• Active inventory: 327
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$600
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $658

Break-even live

Break-even rent $977

Max offer price $24,900

Occupancy floor 59%

Sensitivity live

Price	-10% $675	-5% $666	+0% $658	+5% $649	+10% $641
Rent	-10% $515	-5% $586	+0% $658	+5% $729	+10% $801
Rate	-1.0pp $670	-0.5pp $664	base $658	+0.5pp $651	+1.0pp $645

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 16 events

1. 2025-10-13
   status Pending
2. 2025-09-25
   status Active
3. 2025-09-25
   price $24,900
4. 2025-09-22
   historical Contingent
5. 2025-09-02
   price $27,500
6. 2025-07-11
   price $30,000
7. 2025-06-19
   listed $40,000 Active
8. 2025-03-31
   historical
9. 2025-03-24
   listed $45,000 Active
10. 2021-04-26
    soldstatus $13,500 Closed 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

11. 2021-04-13
    historical Contingent Finance and Inspection 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

12. 2021-03-21
    price $18,000 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

13. 2021-02-25
    status Active 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

14. 2021-02-20
    historical Contingent Finance and Inspection 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

15. 2021-02-07
    price $20,000 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

16. 2021-01-06
    listed $25,500 Active 184-char remark

    Show marketing remark (184 chars)

    Manufactured Home, features an open style kitchen and living room. Needs some work done and priced accordingly, being sold as is. Buyer must be approved by the Home Owners Association.

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,719
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$7,200
• − Depreciation: −$724
• Taxable income: $8,427
• Est. tax owed @ 24.0%: −$2,022
• After-tax cash flow: $5,871/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: South-Western City
• NCES district ID: 3904480
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,689
• Composite: 37.95/100
• National rank: #4305
• State rank: #500 of 656 in OH

Livability — Darbydale

• Score: 62/100
• State rank: #871
• US rank: #16516

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment A- Housing A+ 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
• Metro: Columbus, OH
• Population (ZIP): 67,626
• Household income: $91,008
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1087.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 1,456,139 people
• By 2030: 1,556,890 · +6.9%
• By 2040: 1,757,349 · +20.7%
• By 2050: 1,950,539 · +34.0%
• By 2075: 2,376,171 · +63.2%
• By 2100: 2,636,796 · +81.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Hispanic / Latino 5% Black 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+28.4) · D 63.7% · R 35.3% · Other 1.0%
• 2008→2024 swing: +7.7pp toward D · 2008: 20.7pp · 2024: 28.4pp
• All cycles: 2024: D+28.4 2020: D+31.4 2016: D+25.9 2012: D+21.7 2008: D+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.42%
• Current HPI: 238.709
• Rent YoY: ▲ 3.68%
• 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

-2.4% since first listed

16 events — show timeline

• 2025-10-13 Pending — CBRMLS
• 2025-09-25 Relisted — CBRMLS
• 2025-09-25 Price Changed $24,900 CBRMLS
• 2025-09-22 Contingent — CBRMLS
• 2025-09-02 Price Changed $27,500 CBRMLS
• 2025-07-11 Price Changed $30,000 CBRMLS
• 2025-06-19 Listed $40,000 CBRMLS
• 2025-03-31 Listing Removed — CBRMLS
• 2025-03-24 Listed $45,000 CBRMLS
• 2021-04-26 Sold (MLS) $13,500 CBRMLS
• 2021-04-13 Contingent — CBRMLS
• 2021-03-21 Price Changed $18,000 CBRMLS
• 2021-02-25 Relisted — CBRMLS
• 2021-02-20 Contingent — CBRMLS
• 2021-02-07 Price Changed $20,000 CBRMLS
• 2021-01-06 Listed $25,500 CBRMLS