324 Fairview Lot 53 · West Lafayette, OH 43845

$95,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily · 19 Days on market

Built 1992 8,712 sqft lot Est $140k · 32% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home that is full of charm and value! You'll love the peace of mind that comes with a brand-new roof installed in 2025, along with a newer A/C unit for added comfort. Step outside and discover a spacious carport and an oversized shed that offers endless possibilities—whether you need extra storage, a workshop, hobby space, or the perfect man cave retreat. With plenty of room to enjoy both inside and out, this move-in-ready home is one you won't want to miss. Schedule your showing today and see all it has to offer!

Key facts

• Oversized shed
• Newer a/c unit
• Brand-new roof

Tags

• BRAND-NEW ROOF
• NEWER A/C UNIT
• SPACIOUS CARPORT
• OVERSIZED SHED

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached carport; Two carport spaces
• Security:
• Utilities: Public water; Public sewer
• Home design: One story; Owner-reported year built
• Construction: Metal roof
• Exterior features: Vinyl siding; 0.2-acre lot

Interior

• Kitchen:
• Bedrooms: Three main-level bedrooms
• Flooring:
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: Single-story layout
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#467 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Ridgewood Local (town): math 51% / reading 60% proficiency, ranked #370 of 656 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ridgewood Elementary School (math 57% / reading 52%, grade C, #788 of 1,584 statewide, top 52%, 447 students, 0% FRL); Ridgewood Middle School (math 49% / reading 59%, grade B-, #352 of 654 statewide, top 55%, 374 students, 58% FRL); Ridgewood High School (math 51% / reading 63%, grade C, #275 of 781 statewide, top 37%, 454 students, 55% FRL).
• Market conditions: 14 active listings in the ZIP; 7 units permitted in Coshocton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coshocton County population projected at -18% 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $93,575 (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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 W Fairview St #94	0.17mi	3/2.0	980 (-6%)	18mo	$97,500	$99	67
425 E Union Ave	0.67mi	3/1.0	1,056 (+2%)	5mo	$80,000	$76	58
209 N Oak St	0.21mi	4/1.5 (+1)	1,165 (+12%)	15mo	$174,200	$150	51
112 E 6th St	0.67mi	3/1.0	960 (-8%)	14mo	$156,700	$163	40
101 W Union Ave	0.46mi	2/1.0 (-1)	960 (-8%)	22mo	$129,900	$135	39

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $6,768
• Equity at exit: $14,165

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $34,484
• Equity at exit: $8,214

Cash invested: $26,600 (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 43845

• Home prices YoY: -15.0%
• Active inventory: 14
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $348

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $413	-5% $380	+0% $348	+5% $315	+10% $282
Rent	-10% $247	-5% $297	+0% $348	+5% $398	+10% $448
Rate	-1.0pp $396	-0.5pp $372	base $348	+0.5pp $323	+1.0pp $298

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $95,000 Active 19 DOM
2. 2026-06-21
   days on market $95,000 Active 18 DOM
3. 2026-06-18
   days on market $95,000 Active 16 DOM
4. 2026-06-17
   days on market $95,000 Active 15 DOM
5. 2026-06-16
   days on market $95,000 Active 14 DOM
6. 2026-06-15
   days on market $95,000 Active 13 DOM
7. 2026-06-13
   days on market $95,000 Active 11 DOM
8. 2026-06-12
   days on market $95,000 Active 10 DOM
9. 2026-06-09
   days on market $95,000 Active 7 DOM
10. 2026-06-08
    days on market $95,000 Active 6 DOM
11. 2026-06-08
    days on market $95,000 Active 5 DOM
12. 2026-06-05
    days on market $95,000 Active 3 DOM
13. 2026-06-03
    remarks 594-char remark
14. 2026-06-03
    listed $95,000 Active 1 DOM

ⓘ 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 ≥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: $15,253
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,764
• Taxable income: $2,828
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,493/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: Ridgewood Local
• NCES district ID: 3904647
• Math proficiency: 51% ▼ -17.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $45,776
• Composite: 46.91/100
• National rank: #2366
• State rank: #370 of 656 in OH

Livability — West Lafayette

• Score: 70/100
• State rank: #467
• US rank: #7717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Lafayette, OH
• County: Coshocton · 37,075 people
• Population (ZIP): 4,780
• Household income: $53,864
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 5.3

Population outlook (Coshocton County) Hauer SSP2

• Today (2025): 35,193 people
• By 2030: 34,112 · -3.1%
• By 2040: 31,670 · -10.0%
• By 2050: 29,033 · -17.5%
• By 2075: 22,827 · -35.1%
• By 2100: 16,421 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 7% Italian 3% Romanian 3%

Political lean MEDSL · Coshocton

• 2024 margin: Solid R (+52.2) · D 23.5% · R 75.7%
• 2008→2024 swing: -46.4pp toward R · 2008: -5.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+49.0 2016: R+43.3 2012: R+9.5 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.55%
• Current HPI: 235.1356
• 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

+217.7% since first listed

5 events — show timeline

• 2026-06-02 Listed $95,000 MLSNOW
• 2004-09-25 Listing Removed — MLSNOW
• 2004-06-25 Listing Removed — MLSNOW
• 2004-06-25 Listed $29,900 MLSNOW
• 2004-03-25 Listed $29,900 MLSNOW