Clayton Pulse B Plan · Ontario, OH 44903

$106,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 165 Days on market

Fair condition ↓ 4% since listing

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious manufactured home for sale in Mansfield, Ohio is located in the Lakeview Estates Manufactured Home Community. Offering 3 bedrooms, 2 bathrooms, and 1,404 square feet of living space, this double-wide home features a wide, open layout designed for comfort and flexibility. Ideal for families or anyone seeking extra room, with community living and convenient access to local amenities and major roadways.

Key facts

• 2 parking spots
• Listed 164 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.4% in Ontario — 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 66/100 on livability (#673 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F.
• Lexington Local (suburban): math 72% / reading 75% proficiency, ranked #113 of 656 in OH (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 122 active listings in the ZIP; 129 units permitted in Morrow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $739 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morrow County population projected at -10% 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 $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.7

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,080
• Equity at exit: $15,939

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $26,850
• Equity at exit: $9,243

Cash invested: $29,932 (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 44903

• Home prices YoY: -27.7%
• Active inventory: 122
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,604/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $304

Break-even live

Break-even rent $935

Max offer price $106,900

Occupancy floor 72%

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   pricedays on market $106,900 Active 165 DOM
2. 2026-06-18
   days on market $111,900 Active 164 DOM
3. 2026-06-17
   days on market $111,900 Active 163 DOM
4. 2026-06-16
   days on market $111,900 Active 162 DOM
5. 2026-06-15
   days on market $111,900 Active 161 DOM
6. 2026-06-14
   days on market $111,900 Active 159 DOM
7. 2026-06-12
   days on market $111,900 Active 158 DOM
8. 2026-06-09
   days on market $111,900 Active 155 DOM
9. 2026-06-08
   days on market $111,900 Active 154 DOM
10. 2026-06-07
    days on market $111,900 Active 153 DOM
11. 2026-06-05
    days on market $111,900 Active 150 DOM
12. 2026-06-03
    days on market $111,900 Active 149 DOM
13. 2026-06-02
    days on market $111,900 Active 148 DOM
14. 2026-06-01
    days on market $111,900 Active 147 DOM
15. 2026-05-31
    days on market $111,900 Active 146 DOM
16. 2026-05-30
    days on market $111,900 Active 145 DOM
17. 2026-03-27
    price $111,900 417-char remark

    Show marketing remark (417 chars)

    This spacious manufactured home for sale in Mansfield, Ohio is located in the Lakeview Estates Manufactured Home Community. Offering 3 bedrooms, 2 bathrooms, and 1,404 square feet of living space, this double-wide home features a wide, open layout designed for comfort and flexibility. Ideal for families or anyone seeking extra room, with community living and convenient access to local amenities and major roadways.

18. 2026-01-06
    listed $116,900 Active 417-char remark

    Show marketing remark (417 chars)

    This spacious manufactured home for sale in Mansfield, Ohio is located in the Lakeview Estates Manufactured Home Community. Offering 3 bedrooms, 2 bathrooms, and 1,404 square feet of living space, this double-wide home features a wide, open layout designed for comfort and flexibility. Ideal for families or anyone seeking extra room, with community living and convenient access to local amenities and major roadways.

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,844
• − Mortgage interest: −$5,988
• − Property taxes: −$1,604
• − Insurance: −$534
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,110
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,154/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with minor exterior issues that can be addressed with cosmetic repairs and maintenance. Adding paint and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Paint — There are minor discolorations on the siding that could be addressed with a fresh coat of paint.
• Minor Landscaping — The minimal landscaping could be improved with some additional plants or flowers to enhance curb appeal.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can improve the home's curb appeal and potentially increase its value.
• Both Add landscaping — Adding landscaping can enhance the home's curb appeal and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · There are minor discolorations on the siding that could be addressed with a fresh coat of paint.	Minor	$500–3,000
Landscaping · The minimal landscaping could be improved with some additional plants or flowers to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can improve the home's curb appeal and potentially increase its value. ↑
• Both Add landscaping — Adding landscaping can enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Lexington Local
• NCES district ID: 3904943
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $56,984
• Composite: 62.93/100
• National rank: #659
• State rank: #113 of 656 in OH

Livability — Ontario

• Score: 66/100
• State rank: #673
• US rank: #11878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland · 128,966 people
• City population: 17,059
• Metro: Mansfield, OH
• Population (ZIP): 26,804
• Household income: $65,421
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 9.5

Population outlook (Morrow County) Hauer SSP2

• Today (2025): 35,607 people
• By 2030: 35,482 · -0.4%
• By 2040: 34,369 · -3.5%
• By 2050: 32,038 · -10.0%
• By 2075: 25,090 · -29.5%
• By 2100: 17,123 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Black 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Morrow

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.5%
• 2008→2024 swing: -32.4pp toward R · 2008: -23.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.3 2016: R+49.5 2012: R+24.6 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.50%
• Current HPI: 241.9342
• 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

-4.3% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $111,900 Zillow
• 2026-01-06 Listed $116,900 Zillow