36 Butternut Dr · Marysville, OH 43040

$87,000

3 bd · 1.5 ba · 902 sqft · Other · 29 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 2 bath all electric mobile home for sale! Why rent when you can own for the same price! Off street parking, close to Eljer park.

Key facts

• Off street parking
• Close to eljer park
• Built 2026

Tags

• OFF STREET PARKING
• CLOSE TO ELJER PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.2% in Marysville — 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 78/100 on livability (#157 in OH, #2,377 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Marysville Exempted Village (town): math 67% / reading 73% proficiency, ranked #137 of 656 in OH (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Northwood Elementary (math 87% / reading 77%, grade A+, #116 of 1,584 statewide, top 9%, 584 students, 12% FRL); Bunsold Middle School (math 68% / reading 74%, grade A, #126 of 654 statewide, top 20%, 794 students, 17% FRL); Marysville High School (math 39% / reading 63%, grade D+, #375 of 781 statewide, top 48%, 1,083 students, 20% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: Rents flat; 226 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,498 units permitted in Union County in 2024 (831 in 5+ unit buildings).
• This rent is only 18% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.79×
• Total profit: $19,215
• Equity at exit: $12,972

10-year hold

• IRR: 26.6%
• Equity multiple: 3.09×
• Total profit: $51,008
• Equity at exit: $7,522

Cash invested: $24,360 (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 43040

• Rents YoY: 0.8%
• Active inventory: 226
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $574

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 56%

Sensitivity live

Price	-10% $635	-5% $604	+0% $574	+5% $544	+10% $514
Rent	-10% $457	-5% $516	+0% $574	+5% $633	+10% $692
Rate	-1.0pp $618	-0.5pp $597	base $574	+0.5pp $552	+1.0pp $529

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 1/2 Chestnut St Marysville, OH	2.0	1.0	1000	$1,200	$1.20	45d	1	0.08mi
950 Professional Pkwy Marysville, OH	2.0	1.0–2.0	812	$1,655	$2.04	3d	81	0.18mi
1001 Columbus Ave Marysville, OH	1.0–2.0	1.0–2.0	775	$1,466	$1.89	3d	18	0.21mi
780 Doss DR Marysville, OH	1.0–2.0	1.0–2.0	829	$1,440	$1.74	3d	34	0.33mi
291 Pearlash Rd Marysville, OH	2.0	2.0	1223	$1,834	$1.50	3d	10	0.37mi
331 S Walnut St Unit 2nd floor Marysville, OH	2.0	1.0	800	$1,150	$1.44	25d	1	0.43mi
201 Professional Pkwy Marysville, OH	2.0	1.0	899	$1,834	$2.04	3d	1	0.45mi
777 Milcrest Dr Unit 799 Marysville, OH	2.0	2.0	1000	$1,400	$1.40	13d	1	0.76mi
777 Milcrest Dr Unit 791 Marysville, OH	2.0	2.0	1000	$1,525	$1.52	3d	1	0.76mi
777 Milcrest Dr Unit 779 Marysville, OH	2.0	2.0	1000	$1,350	$1.35	45d	1	0.76mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	45d	1	0.86mi
316 W 5th St Unit 9 Marysville, OH	2.0	1.0	700	$875	$1.25	3d	1	0.86mi
316 W 5th St Marysville, OH	2.0	1.0	700	$950	$1.36	3d	1	0.86mi
722 Collins Ave Unit 722-L Marysville, OH	2.0	1.0	780	$1,099	$1.41	3d	1	0.97mi
548 N Main St Marysville, OH	2.0–3.0	2.0	1022	$1,050	$1.03	3d	1	1.07mi
341 Riverwind Dr Marysville, OH	2.0	2.0	906	$1,240	$1.37	3d	6	1.12mi
705 Kenny Ln Marysville, OH	1.0–2.0	1.0	595	$1,045	$1.76	3d	1	1.18mi
1000 Kenmore Xing Marysville, OH	2.0	2.0	957	$1,310	$1.37	3d	1	1.25mi
630 Watkins Glen Blvd Marysville, OH	1.0–3.0	1.0–2.5	1009	$2,585	$2.56	3d	13	1.27mi
200 Gallery Dr Marysville, OH	1.0–2.0	1.0–2.0	835	$1,299	$1.56	3d	11	1.30mi
925 W 5th St Marysville, OH	1.0–2.0	1.0	812	$1,204	$1.48	3d	2	1.39mi
179 Emmaus Rd Marysville, OH	1.0–2.0	1.0–1.5	796	$1,521	$1.91	3d	7	1.47mi

Listing history 1 events

1. 2026-04-28
   listed $87,000 Active 134-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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,858
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$2,531
• Taxable income: $5,857
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,488/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 · 1 photo

Good 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace flooring — Modernizes the space and adds value
• Both Update kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Modernizes the space and adds value ↑
• Both Update kitchen appliances — Modernizes the kitchen and adds 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: Marysville Exempted Village
• NCES district ID: 3904547
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $65,329
• Composite: 60.81/100
• National rank: #819
• State rank: #137 of 656 in OH

Livability — Marysville

• Score: 78/100
• State rank: #157
• US rank: #2377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marysville, OH
• County: Union County · 57,133 people
• City population: 38,990
• Metro: Columbus, OH
• Population (ZIP): 38,990
• Household income: $99,321
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 437.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 58,316 people
• By 2030: 60,024 · +2.9%
• By 2040: 62,846 · +7.8%
• By 2050: 64,195 · +10.1%
• By 2075: 65,468 · +12.3%
• By 2100: 60,748 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+29.6) · D 34.7% · R 64.3% · Other 1.0%
• 2008→2024 swing: -1.6pp toward R · 2008: -28.0pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+31.5 2016: R+38.0 2012: R+29.7 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.67%
• Current HPI: 237.0968
• Rent YoY: ▲ 0.75%
• 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