4100 Troy Rd #236 · Lawrenceville, OH 45502

$122,400

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 47 Days on market

Built 2026 Good condition

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * COMING SOON * * * This 3 bedroom, 2 bathroom homes includes brand new kitchen appliances, a front porch, and primary suite and so much more. Call the office to schedule your tour today!

Key facts

• Front porch
• Primary suite
• Built 2026

Tags

• BRAND NEW KITCHEN APPLIANCES
• FRONT PORCH
• PRIMARY SUITE

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $122,400

Exterior

• Utilities: Natural gas; Central air conditioning; Ceiling fans
• Home design: Spec home; Plan: Adventure 236 Springfield Meadows; Entry address: 4100 Troy Rd #236, Springfield, OH 45502
• Construction: Living area approximately 1,216
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwestern Local (rural): math 55% / reading 63% proficiency, ranked #295 of 656 in OH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; solid renter incomes; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $846 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clark County population projected at -16% 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,728 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $64,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4100 Troy Rd #96	0.00mi	3/2.0	1,100 (-10%)	5mo	$58,000	$53	80

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,115
• Equity at exit: $18,250

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $36,646
• Equity at exit: $10,583

Cash invested: $34,272 (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 45502

• Active inventory: 78
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$642
• Tax est. 1.5%: −$153 /mo · $1,836/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $391

Break-even live

Break-even rent $1,071

Max offer price $122,400

Occupancy floor 70%

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: $30,600
• Closing costs: $3,672
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $122,400 Active 47 DOM
2. 2026-06-17
   days on market $122,400 Active 46 DOM
3. 2026-06-16
   days on market $122,400 Active 45 DOM
4. 2026-06-15
   days on market $122,400 Active 44 DOM
5. 2026-06-14
   days on market $122,400 Active 42 DOM
6. 2026-06-13
   days on market $122,400 Active 41 DOM
7. 2026-06-10
   days on market $122,400 Active 39 DOM
8. 2026-06-09
   days on market $122,400 Active 38 DOM
9. 2026-06-08
   days on market $122,400 Active 37 DOM
10. 2026-06-07
    days on market $122,400 Active 36 DOM
11. 2026-06-03
    days on market $122,400 Active 32 DOM
12. 2026-06-02
    days on market $122,400 Active 31 DOM
13. 2026-06-01
    days on market $122,400 Active 30 DOM
14. 2026-05-31
    days on market $122,400 Active 29 DOM

ⓘ 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: $18,793
• − Mortgage interest: −$6,856
• − Property taxes: −$1,836
• − Insurance: −$612
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,561
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,995/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 · 6 photos

Good 80/100 None rehab

This move-in-ready manufactured home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances aesthetics and functionality ↑

ⓘ 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: Northwestern Local
• NCES district ID: 3904626
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $54,366
• Composite: 50.64/100
• National rank: #1836
• State rank: #295 of 656 in OH

Livability — Lawrenceville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lawrenceville, OH
• County: Clark · 134,280 people
• Metro: Springfield, OH
• Population (ZIP): 17,076
• Household income: $87,378
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 15.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Serbian 3% Italian 3% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.86%
• Current HPI: 252.1607
• 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