5823 Jacksontown Rd Lot 30 · Heath, OH 43056

$103,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 73 Days on market

Built 2025 Good condition $81/sqft · 66% below area $350/mo HOA · 22% of rent ↓ 5% since listing

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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 +22.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this nearly new 2025 Champion single-wide, offering modern comfort and thoughtful upgrades throughout! At just 7 months old, this 3-bedroom, 2 full bath home has been meticulously maintained and is truly move-in ready. Step inside to an open and inviting layout featuring a spacious kitchen complete with a center island and additional storage--perfect for meal prep, entertaining, or everyday living. The home is loaded with upgrades, including enhanced appliances, storm doors, shutters, and a full gutter system, adding both style and functionality. Outside, you'll find a 10x12 storage shed providing plenty of space for tools, hobbies, or seasonal items. Located in Suburban Park, this home also offers the benefit of low lot rent at just $350 per month--an affordable opportunity for comfortable living. Whether you're downsizing, buying your first home, or looking for low-maintenance living, this beautifully kept property checks all the boxes!

Key facts

• Thoughtful upgrades
• Spacious kitchen
• Full gutter system

Tags

• THOUGHTFUL UPGRADES
• SPACIOUS KITCHEN
• CENTER ISLAND
• ENHANCED APPLIANCES
• STORM DOORS
• FULL GUTTER SYSTEM

🏷️ Possibly a rental listed for sale. The $103,900 price doesn't fit this home's estimated sale value (~$302,072) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.5% in Heath — 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 72/100 on livability (#353 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: crime D+, amenities F, commute F.
• Lakewood Local (rural): math 44% / reading 49% proficiency, ranked #481 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; solid renter incomes; 159 units permitted in Licking County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $718 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $97,666 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
6. 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?
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: 1.51% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 5.5

CMA / ARV

• ARV (median comp): $302,072
• List price: $103,900
• Delta: -65.60%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 Rodney Ln SE	0.52mi	3/1.5	1,200 (-6%)	4mo	$295,000	$246	60
91 Merry Ln SE	0.56mi	3/2.0	1,448 (+13%)	10mo	$315,000	$218	43
160 Kirby Rd SE	0.45mi	3/1.0	1,118 (-13%)	15mo	$240,000	$215	41

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,717
• Equity at exit: $15,492

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $10,003
• Equity at exit: $8,983

Cash invested: $29,092 (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 43056

• Active inventory: 61
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,558/yr
• Insurance: −$43
• HOA: −$350
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $171

Break-even live

Break-even rent $1,352

Max offer price $103,900

Occupancy floor 84%

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: $25,975
• Closing costs: $3,117
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 16 events

1. 2026-06-18
   days on market $103,900 Active 73 DOM
2. 2026-06-17
   days on market $103,900 Active 72 DOM
3. 2026-06-16
   days on market $103,900 Active 71 DOM
4. 2026-06-15
   days on market $103,900 Active 70 DOM
5. 2026-06-13
   days on market $103,900 Active 68 DOM
6. 2026-06-13
   days on market $103,900 Active 67 DOM
7. 2026-06-09
   days on market $103,900 Active 64 DOM
8. 2026-06-08
   days on market $103,900 Active 63 DOM
9. 2026-06-07
   days on market $103,900 Active 62 DOM
10. 2026-06-05
    days on market $103,900 Active 59 DOM
11. 2026-06-03
    days on market $103,900 Active 58 DOM
12. 2026-06-02
    days on market $103,900 Active 57 DOM
13. 2026-06-01
    days on market $103,900 Active 56 DOM
14. 2026-05-31
    days on market $103,900 Active 55 DOM
15. 2026-04-22
    price $103,900 968-char remark

    Show marketing remark (968 chars)

    Welcome home to this nearly new 2025 Champion single-wide, offering modern comfort and thoughtful upgrades throughout! At just 7 months old, this 3-bedroom, 2 full bath home has been meticulously maintained and is truly move-in ready. Step inside to an open and inviting layout featuring a spacious kitchen complete with a center island and additional storage--perfect for meal prep, entertaining, or everyday living. The home is loaded with upgrades, including enhanced appliances, storm doors, shutters, and a full gutter system, adding both style and functionality. Outside, you'll find a 10x12 storage shed providing plenty of space for tools, hobbies, or seasonal items. Located in Suburban Park, this home also offers the benefit of low lot rent at just $350 per month--an affordable opportunity for comfortable living. Whether you're downsizing, buying your first home, or looking for low-maintenance living, this beautifully kept property checks all the boxes!

16. 2026-04-06
    listed $109,900 Active 968-char remark

    Show marketing remark (968 chars)

    Welcome home to this nearly new 2025 Champion single-wide, offering modern comfort and thoughtful upgrades throughout! At just 7 months old, this 3-bedroom, 2 full bath home has been meticulously maintained and is truly move-in ready. Step inside to an open and inviting layout featuring a spacious kitchen complete with a center island and additional storage--perfect for meal prep, entertaining, or everyday living. The home is loaded with upgrades, including enhanced appliances, storm doors, shutters, and a full gutter system, adding both style and functionality. Outside, you'll find a 10x12 storage shed providing plenty of space for tools, hobbies, or seasonal items. Located in Suburban Park, this home also offers the benefit of low lot rent at just $350 per month--an affordable opportunity for comfortable living. Whether you're downsizing, buying your first home, or looking for low-maintenance living, this beautifully kept property checks all the boxes!

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,818
• − Mortgage interest: −$5,820
• − Property taxes: −$1,558
• − Insurance: −$520
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − HOA: −$4,200
• − Depreciation: −$3,023
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,885/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 · 14 photos

Good 80/100 Cosmetic rehab

This nearly new 2025 Champion single-wide is move-in ready with modern upgrades and a good condition score. It offers a good investment opportunity with potential for value increase through exterior painting and landscaping.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and 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: Lakewood Local
• NCES district ID: 3904799
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $51,143
• Composite: 39.98/100
• National rank: #3834
• State rank: #481 of 656 in OH

Livability — Heath

• Score: 72/100
• State rank: #353
• US rank: #5705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Licking · 160,960 people
• Metro: Columbus, OH
• Population (ZIP): 17,485
• Household income: $76,833
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 5.6

Population outlook (Licking County) Hauer SSP2

• Today (2025): 178,210 people
• By 2030: 180,917 · +1.5%
• By 2040: 183,885 · +3.2%
• By 2050: 182,985 · +2.7%
• By 2075: 178,377 · +0.1%
• By 2100: 161,075 · -9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Iranian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, India
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Licking

• 2024 margin: Solid R (+30.0) · D 34.5% · R 64.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -15.8pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.1 2016: R+28.9 2012: R+14.7 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.75%
• Current HPI: 229.4048
• 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

-5.5% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $103,900 CBRMLS
• 2026-04-06 Listed $109,900 CBRMLS