4510 Garden Ave · Rosemount, OH 45662

$125,000

2 bd · 1.0 ba · 1,166 sqft · Manufactured · 53 Days on market

Built 1979 9,600 sqft lot ↓ 7% 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2-bedroom, 1-bath home offering approximately 1,166 square feet of living space in Portsmouth, Ohio. Situated on a spacious lot with convenient access to US-23 and nearby amenities. Built in 1979, this property features a functional layout with a comfortable living area and kitchen. Refrigerator, range, washer, and dryer convey with the sale. Recent updates include sump pump systems installed to manage rainwater drainage around the garage and crawlspace full details available in the seller's disclosure. Property is being sold as-is. Ideal for first-time buyers or investors seeking a solid, affordable home. All offers must include proof of funds or lender pre-approval. Prefer

Key facts

• 9,600 sq ft lot
• Garage
• Built 1979

Property features AI

Exterior

• Parking: Attached garage (1 covered garage space); Total of 1 parking space; Open parking; Concrete parking surfaces
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Manufactured home; One level
• Construction: Aluminum siding; Metal roof
• Exterior features: Patio; Shed(s); 80 x 120 lot (approx. 0.22 acre)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Window coverings and treatments; Double pane windows; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#509 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Clay Local (rural): math 47% / reading 49% proficiency, ranked #467 of 656 in OH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; lower-income renter base — watch delinquency; 8 units permitted in Scioto County in 2024 (0 in 5+ unit buildings).
• At $1,404/mo this rent would consume 45% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scioto County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,620
• Equity at exit: $18,638

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $16,169
• Equity at exit: $10,808

Cash invested: $35,000 (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 45662

• Active inventory: 17
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $245

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $332	-5% $288	+0% $245	+5% $202	+10% $159
Rent	-10% $134	-5% $190	+0% $245	+5% $301	+10% $356
Rate	-1.0pp $308	-0.5pp $277	base $245	+0.5pp $213	+1.0pp $180

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 53 DOM
2. 2026-06-18
   days on market $125,000 Active 51 DOM
3. 2026-06-17
   days on market $125,000 Active 50 DOM
4. 2026-06-16
   days on market $125,000 Active 49 DOM
5. 2026-06-15
   days on market $125,000 Active 48 DOM
6. 2026-06-13
   days on market $125,000 Active 46 DOM
7. 2026-06-12
   days on market $125,000 Active 45 DOM
8. 2026-06-09
   days on market $125,000 Active 42 DOM
9. 2026-06-08
   days on market $125,000 Active 41 DOM
10. 2026-06-08
    days on market $125,000 Active 40 DOM
11. 2026-06-07
    days on market $125,000 Active 39 DOM
12. 2026-06-04
    days on market $125,000 Active 36 DOM
13. 2026-06-02
    days on market $125,000 Active 35 DOM
14. 2026-06-01
    days on market $125,000 Active 34 DOM
15. 2026-05-31
    days on market $125,000 Active 33 DOM
16. 2026-05-16
    price $125,000 822-char remark
17. 2026-04-28
    listed $135,000 Active 822-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,846
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,636
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,699/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: Clay Local
• NCES district ID: 3910026
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $46,134
• Composite: 40.76/100
• National rank: #3651
• State rank: #467 of 656 in OH

Livability — Rosemount

• Score: 69/100
• State rank: #509
• US rank: #8692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosemount, OH
• County: Scioto · 71,806 people
• Population (ZIP): 26,972
• Household income: $37,345
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 11.3

Population outlook (Scioto County) Hauer SSP2

• Today (2025): 71,121 people
• By 2030: 67,817 · -4.6%
• By 2040: 61,021 · -14.2%
• By 2050: 54,016 · -24.1%
• By 2075: 38,532 · -45.8%
• By 2100: 25,734 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Scioto

• 2024 margin: Solid R (+48.0) · D 25.7% · R 73.7%
• 2008→2024 swing: -41.6pp toward R · 2008: -6.3pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+42.2 2016: R+36.8 2012: R+2.0 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.06%
• Current HPI: 141.5176
• 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

-7.4% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $125,000 SVAR
• 2026-04-28 Listed $135,000 SVAR

Property tax history

+14.7%/yr

Latest (2025): $154 · +154.6% YoY. Source: county tax records.